Planning Board

Laconia Planning Board Minutes July 1, 2014 Approved August 5, 2014 Present: W. Hutchins, Chairman; J. Mailloux, Secretary; D. Richards, G. Denio, L. Guild, J. Tivnan Absent: D. Bownes, W. Contardo, H. McLean, C. Smith Staff: S. Saunders, B. Loughlin I. Call to Order W. Hutchins called the meeting to order at 6:30 pm. II. Presentations 1. Russ Thibeault to present on the Changing Demographics of the Lakes Region. R. Thebeault thanked the Board for their service. He spoke about a study that was done in conjunction with the Center for Public Policy. The work was finished in February. The major theme is that NH is changing, slower growth and different composition of demographics. As Planners, we have to adapt to the change. The legacy of the Planners focuses on control and growth. There is plenty of growth still in Laconia. Flexibility needs to be built into the Planning process to accommodate those changes. The big picture: population growth is slowing down with few migrants into the state, job growth is slow, job quality is poor, elders are increased share of owners and renters, young homeowners are challenged by slow economic growth, the area has a trend toward rental housing, different regions of the stat are growing at different pace, which lead to problems. This study, which was funded by NH housing, does focus on housing. There are three elements: One was housing needs and production and what was found is that slower growth, means less housing needed, and an aging population means a different kind of housing is needed. If you look at the state and Belknap County in the middle, the average was 1.3% growth, which was slower. Most of the growth in the state was focused in Hillsborough, Merrimack and Rockingham County. Belknap and points north are growing less rapid. Population growth over time goes back to 1971. In the 1970’s, were growing at a rate of 20,000 pe3rsons per year and in this decade there is almost no annual growth in NH. NH used to be considered the fastest growing state east of the Mississippi. Last year the Census ranked NH 45th in terms of population growth in the country. As result, there are few housing units being built. A third of the rental housing is 70 or more years old, so housing quality is an issue. In Belknap Country 43% of the housing units are 40 years old, which makes Belknap one of the oldest counties in the State. There will be a population growth around the age of 65 and older in the next 20 years. People are aging in place. There will be fewer young in the State. That will lead to an increase in older homeowners. They will be looking for smaller housing to accommodate. It is driven by gaining in place and not many younger moving into the area. There is slower construction also. Back in the 1980’s 6,000 housing units were being built on an average year, in the 1990’s 9,000 and now it looks like 4,000. The results are based on the most recent forecast done on behalf of the OEP. The Housing Finance Authority’s interest is in year round housing. Almost one third of the homes in Belknap County are second homes and those are not calculated. Home prices have been dropping to make more affordable housing. The monthly cost for a medium price home at the peak of the market in 2006 compared to today has 1  Laconia Planning Board Minutes July 1, 2014 Approved August 5, 2014 dropped 40% for the principle and interest. Contrary, on the rental side, rates have gone up. The average is $1100 for rentals vs $980 for homeownership. Ownership income has risen 17% but renter income only 6%. Laconia has done a wonderful job with affordable housing. That should be highlighted in the Master Plan. Market preferences and perceptions: The NHHFA does this study every 5-7 years or so and he has done it with them 3 times now. This time, they were asked to go out and do focus group interviews with different segments of the housing market. Relaters, builders and lenders were first. They found that the market is lagging in Mass recovery and in NH is spotty. Southern NH and along the highways are recovering strong. Rigid zoning, low density revision, high impact fees and slow approval processes are dampening the development of innovative housing solutions. Many communities are skeptical about new development benefits and are wary about the cost. There are about 20 to 25,000 school kids now than in 2000. Young households are another focus group looked at. There is a net out migration of young people, which is not unusual. People in their 20’s typically leave then return later in their 30’s. Young people are challenged due to the lousy job quality. People are doubling up, living with parents, commuting long distances for work, or leasing out rooms if they are homeowners. Things are different from the way it used to be where you lived at home and saved to buy a house and start a family. People don’t settle into their lifestyle now until in their 30’s. The urban lifestyle is more of a preference rather that suburban. Housing is not seen as an investment, mediocre job quality is taking toll, there is substantial student debt at an average of $32,000.00, that leads to difficulty is qualification for mortgage, also the standards for qualifying are making it more difficult. The Young are postponing the homeownership not forgoing it. Aging baby boomers are another focus group. This is the fastest growing demographic with a strong preference to age in place. Many have inadequate savings and pensions to do that and affordability is stressed out partially for senior renters. The cost of assisted living is about $60,000 a year and nursing homes are about $80,000. Declining home prices have reduced equity in homes as well. The funding is starting to shift to in-home services rather than nursing homes and assisted living. Workforce and affordable housing. There are significant affordable housing issues in the state due to inferior job growth. The rental market is tight, and work force housing is being accepted by some communities but no across the board. People are not changing housing due to the fact that there are very low mortgages. Senior housing for age 85 and older. There are three segments in the elderly population. Ages 64 to 74 a high portion live independently. Ages 75 to 84 a significant portion lives independently. Ages 85 and older there is a diminished amount that live independently. In the short term, between now and 2025, there will be rapid growth in the 64 to 74 age range. Seniors currently occupy 1 in 5 and will decrease to 1 and 3 by 2025. Age 65 and older, the households will almost double, under age 65 will decline by 5% over the next decade. The question is how does this affect the housing needs in the state. There are one and two households but 3 and 4 bedroom houses. The need for assisted living facilities will increase in the next decade. There are 2  Laconia Planning Board Minutes July 1, 2014 Approved August 5, 2014 limitations for people to be able to age in place. Nearly half of seniors have a significant disability and 1 out of 6 has difficulty living independently. Seniors can’t afford it. Rent and property taxes are high. Even without mortgage the taxes, utilities and maintenance are high. 1 out of 5 overpaying renters are seniors. Another issue in NH for aging in place is that most of the population lives in suburban or rural areas. That makes it more difficult to provide services like meals on wheels. Going forward that may mean that they will move into the city areas to because of the availability of the services. Another reason is that there are older homes. In order to age in place there needs to be low maintenance, smaller, efficient units. The typical NH house doesn’t meet the needs of seniors. So to summarize, the big thing is that growth is less of a factor and change is more of a factor. Controlling growth is less of a factor and adapting the ordinance and development system to the changes is more of a factor. W. Hutchins agreed with the fact about most homes in Laconia being second homes. R. Thibeault thinks it’s about a third. He suggested, as part of a planning process, talking to the realtors about who is buying second homes and what their plans are. Most of the second home buyers in the Lakes Region live in southern NH and eastern MA where home prices are higher. The housing stock of second homes has changed dramatically. They used to be cottages sitting on concrete blocks. Those are gone, now they are mansions and townhouses. There used to be $20 a night cottages that are now they are $150,000.00 condominiums, same unit. He thinks that should be a big factor in the Master Plan and it won’t be easy. L. Guild lives in the Taylor Community and finds that people are ok in their homes until there is a crisis. They get people from second homes that have the financial means. On the other hand he has a daughter that is a renter and the children that she teaches can’t wait to move away. As the population ages, the emergency services increase. Properties are selling now and that helps to be able to move. L. Guild said they are taxed because the facility doesn’t take Medicare. He pays $50 a month and that goes to the State. S. Saunders asked if the whole country is aging or is it just the state and R. Thibeault said NH is the third or fourth oldest state and Maine and Vermont are similar. The states that have a lot of immigration have a younger population; most of the growth is in the school age population. It depends on where you are in the country. NH is aging faster than the country in a whole. There is a lot going for Laconia, in the 1970’s and 1980’s there were a lot of high technology jobs moving in, then the shift of technology industry moved to CA with internet, HP instead of digital equipment. Apple, Google, and Microsoft are all west coast companies. From 2000 to 2010 NH lost their highest number of manufacturing companies to China, 35,000 very well paid jobs. They were replaced with retail and service industry jobs that are lower paying jobs. 1988 Digital was the largest employer in the state, now that is Wal-Mart. W. Hutchins asked what should be done as a Planning Board that would grow the City. The Gilford-Laconia Business Park was a model idea. He suggested building on the diversity of the city’s economy. There are manufacturing elements, at the industrial park, significant second home element, the Weirs, Southdown, and Downtown. He would try to build on pulling the diversity together to maximize what there is. J. Tivnan moved from Meredith and tax rate is high and very busy. Hampton Beach used to be honky tonk and now half million dollar condos are being built. Maximize the value of diversity. Look at the strengths of Laconia. R. Thibeault thanked the Board for their service. 3  Laconia Planning Board Minutes July 1, 2014 Approved August 5, 2014 2. Deputy Chief Charlie Roffo to present the proposal of the new Central Fire Station (field trip to site following meeting for those who are interested) Charlie Roffo, Deputy Chief explained the latest proposal of the Fire Station with the conceptual plans. They are now in phase two of the construction document preparation for the bid set for the second reading in the City Budget. He wanted to give the Board a recap on where the project stands and the progression. The color rendition is the overall site plan. The new design is to build a new 2-story first floor administrative wing and second floor dormitory space for the Fire Dept and maintaining the existing fire station for housing of the apparatus, and flex space will be in the current living and administrative quarters. The main entrance will be on the Tremont side of the administrative wing and created parking for public, which there is none currently. That way, there will be no conflicts with Staff or the apparatus. In the new portion there will be the administrative office, a community room which will double as a training room and the City’s emergency operation center. The community room will also ensure flexibility of enlarging without reconstruction. W. Hutchins asked if a third floor could be added and C. Roffo said yes but they ran into problems with roof line. The building will be steel and they want it to blend in with the surroundings. An additional bay will be added to the end of the building on the New Beginnings side. That is to house the trucks that are currently housed in Lakeport. When this station is complete all the equipment will be brought here. At owner’s option a half three bay garage was added to house staff vehicles to prolong the lifespan. They are lost to rust rather than mileage. A 5 foot white vinyl fence will be put in the rear of the property to replace the decapitated one and to provide some privacy for the abutters so there can be fewer issues. They are getting rid of the plymovent system, which is the exhaust that is hooked to the trucks. At night the noise level is high. They are trying to reuse and utilize what is there for space and try to blend in to the surrounding neighborhood. On the first floor of the addition there will be the administrative office with entry into a public foyer. There will be a public bathroom provided that will lead into the community room so people won’t need to go through the administrative space. The restroom will only be open during the business hours or when the community room is being used. There will be a large conference room. For ADA requirements there will be an elevator that has four stops on it. Found out that when the original building was built between first floor of the mezzanine and the second floor none of them were actually a story. So to match the building, the floors wouldn’t match. So they had to go up half a story to match where the second floor will be. The second floor will have the dormitory space with a kitchen and day room. Sleeping accommodations will be for everyone that works there on a regular basis. There are 24 people that work there and so there will be 24 beds. That is done for health reasons. Currently they share beds, after each shift. The administrative space is designed to accommodate the needs of the second floor in the current building. In 1971 there were no women so now there are woman’s and men’s showers available. There will be a laundry facility. On the third deck, there are storage rooms for flexibility to expand internally. W. Hutchins asked if there was enough bay space for the equipment and was told yes. Currently the medical calls are 80% and W. Hutchins asked if an additional ambulance would be needed and C. Roffo said there is only one manned permanently. The downtown district is pretty fast so it’s not out for a long time. There is one at the Weirs and Gilford is borrowing one currently and that will be house in the new addition. 4  Laconia Planning Board Minutes July 1, 2014 Approved August 5, 2014 The elevations: the existing entrance will be closed off and a portico will be added to flow toward the new entrance. The bay doors will be horizontal bifold. A vegetative barrier on New Beginnings side is proposed for screening. The dumpster will be in the rear of the building by the staff parking bays if that gets approved. The project is proposed to be a two phase project with the addition first then the reconstruction of the original building. They are hoping to start in October and will be a six month project, and finish construction in April 2015 for the new building and start renovations to the old one. They are adding spots for City of State electric vehicles with a meter for future use. No charging stations yet. Currently there is natural gas going into the building. W. Hutchins asked is the apron was heated and C. Roffo explained currently a problem because of the 14 ft bays and their sway. In order to but up against they have to reinforce the pillars and dig and pour concrete. W. Hutchins said one issue that hadn’t been addressed yet and is a requirement is sidewalks. He noted there are no sidewalks on Tremont Street. C. Roffo explained that is an issue because they don’t know what side of the street Public Works wants sidewalks on. W. Hutchins said that is one of the Board’s main concerns, that they make other projects put one and if the City didn’t it would be unacceptable. It could be a Council or City Manager issue. C. Roffo mentioned that when you get to the edge the property jets out so a continuance of sidewalk on that side of the road wouldn’t work. He will check with L. Powell. C. Roffo continued with the mechanical system. They were directed to not have a single system for the building. So there are three mechanical systems that are antifreeze run but run like geothermic units. Tubes run through the celling that provide heating and cooling together with outside condensers that will be located in the back of the station. Those are designed to that the building will be evened out. The admin offices would be on electronic controls so they will have night and weekend service. The existing boiler will be set to the existing station. W. Hutchins asked if there will be an outside generator and was told yes. J. Mailloux asked if there was break spot for the employees and asked if there would be any space on the green space toward the back for a little area. C. Roffo said not flat but sure that it will be found by the employees. S. Saunders noted that there would be a walkthrough if interested in going after the meeting. S. Saunders will let C. Roffo know when the two members are headed over. III. Extensions 1. Appl# PL2014-0050SP, 0049SU 1184-1187 Weirs Blvd MBL 162-148-2, Winnipesaukee Landing, is requesting an extension for site security and completion dates. a. Plan Revisions: June 6, 2014 – complete b. Site improvement security: July 6, 2014, new request July 7, 2015 c. Mylar, Final plan: July 6, 2014 – complete d. Completion: May 6, 2015, new request May 3, 2016 Applicant: Denis Bourque was present. He noted that the address was 1184-1188 not 1187, that is the restaurant across the street. For an update the yellow building has 7 units occupied for sale. He would like to sell those off as condos and doesn’t plan on doing anything else until 4 or 5 of the units sell. He is hoping that those will sell this summer and can make arrangements to start construction the spring. Staff has no problems 5  Laconia Planning Board Minutes July 1, 2014 Approved August 5, 2014 Motion: D. Richards made the motion to approve the extension request and G. Denio seconded the motion. The motion passed unanimously. 2. Appl# PL2013-000078SP, 30 Cook Ct MBL 450-51-63, Faircourt Plaza, is requesting an extension for the completion date. a. Plan Revisions: August 6, 2013 – complete b. Site Improvement security: September 3, 2013 – complete c. Mylar, Final plans: September 3, 2013 – complete d. Completion: July 1, 2014, new request July 7, 2015 The applicant wasn’t present. S. Saunders told the Board this was the Advanced Auto parts store on Court Street. The store itself is done the façade they were to build on the existing building is not complete neither is the parking area. Staff recommends approval of the extension. Motion: D. Richards made the motion to approve the extension request and L. Guild seconded the motion. The motion passed unanimously. 3. Appl#PL2014-0031SP amendment, 72 Landing Ln MBL 441-510-14, Laconia Millworks is requesting an extension for plan revisions and final plans. a. Plan Revision: May 5, 2014, new request: July 1, 2014 b. Mylar, Final Plans: June 3, 2014, ext to July 1, 2014, new request August 5, 2014 c. Site Improvement Security: June 3, 2014 – complete d. Completion: April 7, 2015 The applicant was not present. S. Saunders noted that they are still working with the architectural subcommittee. New plans are expected in the next couple of weeks. The riverwalk has been agreed upon along the building fronting the river. City Council has not approved it yet. It will go before the TIF group first. Staff recommends approval Motion: D. Richards made the motion to approve the application and G. Denio seconded the motion. The motion passed unanimously. IV. Continued Public Hearings 1. 193 Endicott St North Map/Lot 156-252-13 Cumberland Farms Proposal to remove the vacuum sensor system from the fuel dispensing system, system will still be monitored with a liquid sensor system (This item is continued from the May 6 meeting, and the applicant has requested a continuance to the August 5 meeting) S. Saunders’ understanding with the request was there was some trouble with staffing during the holiday for someone to be present. It seems to her that the applicant is not in any hurry to make the change, which was their request. Staff doesn’t think “denial without prejudice” would be a bad option or the Board could continue the hearing. W. Hutchins asked what that meant 6  Laconia Planning Board Minutes July 1, 2014 Approved August 5, 2014 and S. Saunders said that there wasn’t a decision of merits of the case and it was dismissed by technicality. The applicant would need to resubmit and start over again. Typically when the Board makes a decision, the applicant can’t come back and ask for the same thing again. But to deny without prejudice the applicant can come back and ask again. D. Richards said based on the meeting with the applicant he feels the applicant clearly understood what the Board wanted and he doesn’t see anything wrong with that. He doesn’t understand why they aren’t moving forward. S. Sunders suggested giving one more month and then deny without prejudice. Motion: D. Richards made the motion to continue the application to August 5, 2014 and J. Tivnan seconded the motion. The motion passed with one opposing. W. Hutchins suggested the applicant know that this is the final continuance. V. Public Hearings 1. Appl#PL2014-0078SP 1092 Union Ave MBL 327-220-1 Proposal for site improvement and construction of new building (It is Staff’s recommendation that this item be continued to the August 5 meeting because of an outstanding traffic review currently underway) S. Saunders said Staff is continuing to work on the architecture with the applicant and internal traffic flow. A third party traffic engineer has been hired to take a look at the internal traffic flow. It’s awkward because they are trying to accommodate extra Dunkin Donut’s traffic. To Planning and Public Works, it seems awkward. The applicant is having trouble understanding what is being asked for as far as architecture. The applicant will not have to go by the new standards because the application was submitted before the regs were adopted. S. Saunders recommended the continuance. Motion: D. Richards made the motion to approve the continuance and G. Denio seconded the motion. The motion passed unanimously. VI. Application Acceptance None VII. New Business None VIII. Old Business None IX. Reports A. Planning Department Report: S. Saunders had two quick things. There will be a shift in the traffic pattern in the next several weeks because of the Main Street Bridge project. They will start working on the center platform. The Master Plan is continued to be worked on and are developing the summer outreach program. There is a meeting next Tuesday to get confirmation on all the projects. Then they will be out interviewing and 7  Laconia Planning Board Minutes July 1, 2014 Approved August 5, 2014 putting up signs and doing presentations to groups. W. Hutchins asked about the sign on Weirs Blvd that used to be the Hawaiian Ice thing. He asked what the sign blaming the city for woes was about. S. Saunders explained that the person was in real-estate and tired the restaurant business and did not do well. He then came before the ZBA for a Special Exception to put in a used car lot and the ZBA said no. The gentleman was very upset about it. X. Liaison Reports A. Lakes Region Planning Commission: W. Hutchins had the annual meeting a couple weeks ago. The Granit State future plan was just completed. The document is about 600 pages and will be highly useful in the surrounding communities. B. Conservation Commission: S. Saunders said they are going to have an event with the schools for evasive species removal. They are moving forward on the Jewett Brook watched hydrologic analysis. That should start in the spring. C. City Council: D. Bownes was absent. XI. Other Business None XII. Minutes Approval of the minutes from May 6 & June 3 April’s will be in next month’s packets. S. Saunders is trying to make them make sense. It was the Cumberland Farm’s presentation where there was a lot of technical wording. Motion: D. Richards made the motion to approve the minutes and G. Denio seconded the motion. The motion passed unanimously. XIII. Adjournment Motion: D. Richards made the motion to adjourn and G. Denio seconded the motion. The meeting adjourned at 8:15 pm. Respectfully, K. Graham` 8