Planning Board

CITY OF LACONIA PLANNING BOARD 6:30 PM City Hall - Armand A. Bolduc Council Chamber Accepted November 6, 2023 10/3/2023 - Minutes 1. CALL TO ORDER Chair Charlie St. Clair called the meeting to order at 6:31 PM 2. ROLL CALL Members present: Amy Lovisek, Rob Mora, Rich MacNeill, Bruce Cheney, Mike DellaVecchia, Louis Joseph, Tyler Carmicheal, Charlie St. Clair Absent: Stacy Soucy, Gail Ober, Scott McWilliam 3. RECORDING SECRETARY Kalena Graham 4. STAFF IN ATTENDANCE Planning Director Kathy Menici 5. ACCEPTANCE OF MINUTES FROM PREVIOUS MEETINGS 5.I. Acceptance of September 5 & 19 minutes Motion to accept the minutes made by R. Mora, L. Joseph seconded. All voted in favor. 6. CONTINUED PUBLIC HEARINGS, CONSIDERATION AND POSSIBLE VOTE Note: The purpose of this agenda section is for the Board to continue the Public Hearing for the applicant and the public to provide input. The Board may also deliberate the application, decide and conduct a final vote at this time. 6.I. Rules of Procedure draft changes On a motion from R. Mora, seconded by A. Lovisek, item 6.I moved to the end of the public hearings. The Rules & Procedures will also be at the November 6 meeting. 6.II. PL2021-0113SP; 18 Endicott St N, North Water Marine; request to extend the approved completion deadline to reconstruct storage building on lot 10 Motion to accept the application as complete made by M. DellaVecchia, T. Carmicheal seconded. All voted in favor. Applicant: Mike McKeown representing North Water Marine addressed the board. He asked if he could present both applications as it is all one large project on two lots. He gave a brief presentation and history of the approvals and where the project stands. The emergency work has been done and the rest of the project is in the bid process with pricing and scheduling hard to narrow down. Weather and money are contingent on progress. The public hearing opened at 6:38 PM Chair C. St. Clair read two emails not in support of the project due to the height.  money are contingent on progress. The public hearing opened at 6:38 PM Chair C. St. Clair read two emails not in support of the project due to the height. Allison Hildebran of 85 Tower Street addressed the board. She was curious on the process if the extension was denied. She added she lives in the vicinity and thinks all the new things happening in the Weirs is great. She has concerns about the height problem in the area as well. The public hearing closed at 6:48 PM Staff Review: Planning Director K. Menici went over RSA 674-39. The city does not define active and substantial and suggested the approvals be amended in the future so extensions will not be back every year. Chair C. St. Clair voiced his concern over the height limit around the lake. Motion to approve the extension request to September 2024 per staff’s memo, R. MacNeill seconded. M. DellaVecchia not happy with the steel material and corporate colors and the noticeability of them from all angles. He feels this is an opportunity to make the buildings look more attractive and will require little effort. The motion passed 6-1 with M. DellaVecchia opposed. 6.III. PL2021-0124SP; 18 Endicott St North, North Water Marine; Request to extend the approved completion deadline for the redevelopment of the property with reconfiguring buildings, upgrade drainage, build a retaining wall and build a new forklift launch well Chair C. St. Clair opened the public hearing at 7:00 PM The public hearing closed at 7:01 PM Motion to approve the extension request to September 2024 per staff’s memo, R. MacNeill seconded. M. DellaVecchia reminded this is the board’s opportunity. The motion passed 6-1 with M. DellaVecchia opposed. 6.IV. PL2022-0070SP, 0071CUP(perf zon); 35, 53, 71 Winnisquam Ave; Request to extend the Mylar deadline for the proposal to reconstruct retaining wall, boat ramp, boathouse and one residential building within the four parcels Motion to accept the application as complete made by M. DellaVecchia, A. Lovisek seconded. All voted in favor. Applicant: Jesscia Jacobson from Wilcox & Barton addressed the board. The applicant is working with WRBP, DFPW and DES on details in conjunction with the sewer crossing through the wall. No work has started on site yet, just cleanup of the rubbish and debris. The state application is currently in an appeal period. The public hearing opened at 7:07 PM Mark Maki of asked if the sewer was changing and was told no. The public hearing closed at 7:09 PM Staff Review: Planning Director K. Menici noted that all parties are working tirelessly for solutions. Motion to approve the extension request to January 2024 per staff’s memo, made by M. DellaVecchia, T. Carmicheal seconded. All voted in favor. 6.V. PL2023-0101SU; 7 Baker Ave; Proposal for condo conversion Motion to accept the application as complete made by L. Joseph, T. Carmichael seconded. All voted in  Motion to approve the extension request to January 2024 per staff’s memo, made by M. DellaVecchia, T. Carmicheal seconded. All voted in favor. 6.V. PL2023-0101SU; 7 Baker Ave; Proposal for condo conversion Motion to accept the application as complete made by L. Joseph, T. Carmichael seconded. All voted in favor. Applicant: Atty. Phil Brouillard representing the owner, Lake Life LLC was present. He mentioned that the application was before the ZBA the previous night and was approved for a variance for the density. He gave a brief summary of the proposal. The applicant has no issues with the staff review. The condominium documents have been submitted to the Planning office. The public hearing opened at 7:18 PM The public hearing closed at 7:18 PM Staff Review: Planning Director K. Menici noted that the dates will need updating. Plan revisions to November 7, 2023 and completion November 7, 2024. Motion to approve the application with the dates and conditions as stated in the staff review made by T. Carmichael finding the proposal important to the neighborhood with less cars on the road and residents vs nightly stays. C. Cheney seconded. All voted in favor. 6.VI. PL2023-0091SP, 0092CUP (park), 0093CUP(perf zon); 17 Bay Street; Proposal to construct 12 efficiency apartments with association parking and utilities Applicant: Carmen Lorenz, Executive Director of Lake Region Community Developers (LRCD), Keven Leonard of Northpoint Engineering, Detective Eric Adams from LDP and Maggie Pritchard, Chief Executive Officer at Lakes Region Mental Health Center, was present. C. Lorenz addressed the board. She showed a PowerPoint presentation and addressed comments from the July meeting and walked through the performance zoning criteria. The site selection for the project was clarified. The property was purchased end of 2022. She also clarified why they need 12 units, to be able to generate income for the debt that it will be to demo and construct. M. Pritchard addressed the board. It is great to have their own space in manageable sized units. Vans and bicycles are mostly used to bring applicants to appointments and where needed. She lived next door to a 19 unit structure similar to the current proposal. The services are designed to get folks back on their feet. C. Lorenz read the section in the LRCD handbook regarding their rules on cars. There is usually a 30 year land use agreement with Laconia Housing but this property could be a 99 year agreement if the board would rather. Det. Adams went over the findings of his letter that was submitted and went in detail the calls of service impacts as well as explained that process. C. Lorenz addressed the performance zoning aspect and feels the application meets all the criteria. The residents will be from the local area and referred by the LRMH center. B. Cheney has concern with the lack of parking on the site. A. Lovisek noted her sticking point is parking and suggested only 6 units for family with a variance request for only three spaces. C. Lorenz noted the need is for single people and there are family transitional housing in other areas of town. There is a gap with this demographic. R. Mora suggested adding parallel paring in the driveway entrance. If there are no vehicles then they wouldn’t be used. The public hearing opened at 8:24 PM Harry Bean of Gilford stated he is unfamiliar with the performance zoning. He noted that this proposal is a reduction of 66%. He explained the landlord/tenant rules. He feels the ordinance was put in place for emergency and unforeseen problems and not for development. He suggested putting the proposal The public hearing opened at 8:24 PM Harry Bean of Gilford stated he is unfamiliar with the performance zoning. He noted that this proposal is a reduction of 66%. He explained the landlord/tenant rules. He feels the ordinance was put in place for emergency and unforeseen problems and not for development. He suggested putting the proposal somewhere else. He asked why the city hasn’t given the property owner deadlines to clean up the debris or a lien put on the property. He also brought up the petition that was signed and submitted to the Planning and Zoning Boards. There is concern for the lack of parking on the site. John Allen of 229 Shore Drive spoke. He lives near what used to be a meth house and understands the concern but feels there won’t be an issue with cars. The units are small in size and residents will probably have bicycles rather than cars. Daisy Peirce from Navigating Recovery spoke. She read a letter from the Mayor’s Housing Task Force in support of the project. Dave Roberge of 18 Pearl Street spoke. He had concern that the folks in support do not live on the street but found the Police findings commendable. He has deep concerns with who will be living in the units with all the children in the neighborhood. Why invite problems. Vincent Raso of 45 Bay Street spoke. He is deeply affected by drugs and mental health in his family. His concern is that people move into low income units and end up not paying. The infrastructure should be there before increasing units on the street. He had health concerns with the building with possible chemical issues. He feels the application should meet the zoning and is not in support of the project. B. Cheney noted that the Government and Ordinance Committee has been looking at the ordinance and starting to look at revisions in places. Carrie Lowe of 182 Blueberry Lane spoke. She uses the WOW trail frequently and talks to a lot of people when out and about. She watched the transformation of many streets in Laconia. She discussed her background and how far she had come. She works with many folks in the housing and never has been in fear. Most of the residents don’t own cars and feels parking a moot point. Lisa Watson of 84 Fair Street spoke. She is concerned about visitors cars and asked about the trash. Gretchen Gandini of Gilford and the Taylor Home spoke. She abuts Gulf Village which is a similar housing project. She read a letter that was sent to the board in support of the project. Tammy Griffin of 18 bay Street spoke. Mental health workers are in short supply and has concerns about the residents not having the support needed. She questioned the amount of funding vs the number of units. She also passed around a photo from her security camera showing parking at 193 Court Street site from September 16. Cathy Bowler of Gilmanton and Laconia Housing spoke. She understands the need for housing and it’s not going to get any better. She noted that the Tavern on Church Street has 50 units and 11 parking spaces. There has been no issue with parking. There is such a need for this kind of housing and is in support of the project. Mike Little of 16 Charles Street. He wondered about density and why 6 unit can’t work. He asked if the proposal is sticky 12 adults and why the property on 13 Summer Street was sold if in need. He feels 12 units is too many for the area. Vincent Braso asked the board to take into consideration the life safety issue and the Fire Department concerns. Harry Bean noted there is parking problem and asked why the board would vote to make that worse. Andrew Hosmer, City Mayor and 609 Main Street spoke. With the Homeless Tasks Force, parking has never been brought up in any of the forums. There is a real housing issue. People are looking for the leaders to do something. He is in full support of the project. B. Cheney would like to see the applicant compromise with the neighborhood. Harry Bean noted there is parking problem and asked why the board would vote to make that worse. Andrew Hosmer, City Mayor and 609 Main Street spoke. With the Homeless Tasks Force, parking has never been brought up in any of the forums. There is a real housing issue. People are looking for the leaders to do something. He is in full support of the project. B. Cheney would like to see the applicant compromise with the neighborhood. Chris Cass of 37 Bay Street spoke. He feels 12 units is too much for the lot and area. John Allen of 229 Shore Drive spoke. He asked if any of the residents are veterans. The public hearing closed at 9:32 PM Chair C. St. Clair went over some of the questions that were asked in the public hearing: Fire Dept, trash and performance zoning. He looked to Planning Director K. Menici for answers. Planning Director K. Menici looked up the Fire Dept comments and their concern was that the building get inspected during construction and have sprinklers. The application is eligible for performance zoning. There was clarification on what would be considered the existing or the proposal. R. Mora noted that the intent of the overlay is to foster development. C. Lorenz said the trash will be the municipal cans with 4 trash and 4 recycle bins. It was mentioned that if the property were to change that and have a dumpster, then an amendment to the site plan would be required. R. Mora is uncomfortable with that low amount of cans. Chair C. St. Clair asked about the parking plan that R. Mora suggested at the entrance of the drive. There was discussion on that. M. DellaVecchia reminded that the applicant can limit the amount of people with cars if that is needed. He said parking is a moot point. He visited the similar proposal on Summer Street and there is one car and one motorcycle at the lot. He feels it not right to use parking as an excuse. The perceived harm to the neighborhood is minute compared to the benefit it will bring. He is in support of the project. The first application was for 22 units and 4 parking spaces. He feels there was compromise. Chair C. St. Clair apologized for not reading two emails in support of the project during the public hearing and read them. A. Lovisek disagrees with M. DellaVecchia and the neighbors have spoken and it sounds like they are not super thrilled with the proposal and she represents them. She would like all the applications be treated the same. A long discussion ensued on parking. M. DellaVecchia disagreed and mentioned the difference between normal renters and the ones vetted through community health. B. Cheney feels the board isn’t anxious to have this proposal move in next door. He agrees with the need, but maybe it should be in a different spot or more compromise. T. Carmicheal thinks the community has a right to say how they feel and that there is no doubt that this kind of housing is needed in the community. He feels there should be compromise between the community and the applicant. He noted that no one is the specific neighborhood spoke in favor. C. Lorenz finds the comments from the board troubling that the board approved the concept in February and was the reason they went for funding. It was brought up that no public was able to give their viewpoints at the conceptual. Chair C. St. Clair noted a previous application that was approved with abutter complaints because the application met the criteria. Density and parking within the overlay was discussed at length. Motion to table the application to November 6 to reevaluate parking options made by R. Mora, L.  It was brought up that no public was able to give their viewpoints at the conceptual. Chair C. St. Clair noted a previous application that was approved with abutter complaints because the application met the criteria. Density and parking within the overlay was discussed at length. Motion to table the application to November 6 to reevaluate parking options made by R. Mora, L. Joseph seconded. All voted in favor with M. DellaVecchia abstaining. 7. PUBLIC HEARINGS, POSSIBLE CONSIDERATION AND VOTE Note: The purpose of this agenda section is for the Board to have a presentation from the applicant and open a Public Hearing for the public to provide input. The Board may also deliberate the application, decide and conduct a final vote at this time. 8. APPLICATION ACCEPTANCE Note: The purpose of this agenda section is to publicize that a Planning Board application has been submitted AND for the Planning Board to determine if the application is complete enough to begin the review process. PUBLIC INPUT IS NOT TAKEN AT THIS TIME. If the application is accepted the Planning Board will schedule a Public Hearing at which time the application will be heard and public comments will be accepted. Information about applications can be obtained on the city’s web site or by calling the Planning office. 9. PRESENTATIONS 10. NEW BUSINESS 10.I. Appointment of members at large (4) to CIP Committee Motion to appoint Mike Foote, Jane Laroche, Carolynn Moeller, and Mike Little as members at large to the CIP Committee made by R. Mora, T. Carmichael seconded. All voted in favor. 11. OLD BUSINESS 11.I. Question and answer regarding sidewalks with the Director of Public Works The sidewalks section will be pushed to November 6. Planning Director K. Menici asked the board to come with questions. 12. PLANNING DEPT REPORT 13. LIAISON REPORTS 14. OTHER BUSINESS 15. ADJOURNMENT Without objection the meeting adjourned at 10:13 PM Respectfully submitted, K. Graham