Planning Board
Tuesday/September 7, 2004
Members Present: Barbara Freeman (Chair), William Weiler (Vice Chair), David Thayer, Peter Fichter (Alternate Ex-Officio), Travis Dezetoll (Alternate), Lacy Cluff (Alternate) and Ken McWilliams (UVLSRPC)
Barbara Freeman called the meeting to order at 7:10 p.m.
The public Notice read as follows:
Notice is hereby given that the Newbury Planning Board will conduct a public hearing on the Mount Sunapee Master Plan on Tuesday, September 7, 2004 at 7:00 p.m. in the Newbury Town Office Building, 937 Route 103, Newbury, N.H.
Copies of the proposed Master Plan are available for public review at the Town Office Building and Public Library during regular business hours.
Ms. Freeman explained that the purpose of this public hearing was to receiver public comment from the community on Mount Sunapee’s proposed Five Year Master Development Plan from the community. She explained that Mr. Gamble would give a brief presentation, the Board would ask questions and then the public would be allowed to ask questions and comment. She said that she would like to keep the hearing to approximately two hours.
Jay Gamble briefly explained the history of Mt. Sunapee. He explained that the State’s Master Plan originally planned to expand in the “east bowl.” However, Old Growth forests were found in that area, so Okemo made an agreement with the State to abandon those plans. Okemo made a suggestion to expand to the west, which was what was included in this Master Development Plan.
Mr. Gamble explained that the Master Development Plan included Projects, an Environmental Management Plan and Studies. He said that even if the state approves this plan, they would still need to come before the Newbury Planning Board for Site Plan Review for each of the projects. He said that some of the projects were in the original plan, but had not been completed yet. He said that he believed that the “West Bowl” expansion was the primary issue of concern. He showed the area on the plan that was State Property and what was currently leased. He said that they were asking to expand their lease and showed that area.
Mr. Gamble said that the “West Bowl” expansion was going to include the following:
1. Detachable quad chairlift.
2. Moving carpet/beginner lift.
3. Approximately 75 acres of new terrain.
4. New base area facility.
5. New parking areas.
6. Utilities and infrastructure.
Mr. Gamble said that Mt. Sunapee was currently the 4th largest ski area in New Hampshire in terms of acres of ski terrain. He said that even after the “west bowl” expansion, they would still only be the 4th largest. He said that the lands to the south and the east would never be developed. He felt that the west was the only potential area for growth because of its natural ski topography.
Mr. Gamble said that their plans for future real estate development had been causing a lot of controversy. He said that they do not intend to build on that 100 acre area for the condos in the next 5-10 years.
Mr. Gamble briefly addressed Mt. Sunapee’s Environmental Management Plans. He explained that the plan included water usage, wastewater disposal/treatment and drainage. Also included in the plans was a traffic impact study. He said that currently there are 8-10 moderately heavy traffic days (Capacity or near capacity) and 1-3 peak days. There are 37of the 52 weeks out of the year where there is minimal to no traffic generation. He showed the traffic impact study findings and said that Route 103 was sufficient and would not need to be widened. However, there was potential problems for traffic back up at the traffic circle that need to be addressed.
Mr. Gamble said that they had a wildlife and habitat study done in the “west bowl” and there were no old growth characteristics or critical habitat areas (ie deer yards, etc.).
Mr. Gamble said that in performing an economic impact study they found that the Master Development Plan would have a positive impact on the Town of Newbury with the creation of jobs and tax revenues. He said that there would not be a significant increase in municipal service demands. He also said that there were no plans for any type of village with restaurants, etc. in the “west bowl.”
Ms. Freeman asked the Board if they had any questions for Mr. Gamble.
Mr. Fichter asked for clarification regarding the traffic numbers and how that affects the comfortable carrying capacity.
Mr. Gamble said that on the 8-10 days a year when the mountain is at or near capacity, there would be approximately 400 more cars (an average of 2.7 people per car).
Ms. Freeman asked if they had ever exceeded their capacity.
Mr. Gamble said they had three times.
Mrs. Freeman said that she felt it would be beneficial if they did an analysis based on the worst case scenario and how the roads would be affected then.
Mr. Gamble said that he had considered doing that, but decided not to because it was going to only be 2 or 3 days out of the whole year. He said that it was similar to church at Christmas and Easter. On those two days every year, it was going to be over crowded and some people would need to stand.
Mrs. Freeman said that she still felt that it would be beneficial.
Mr. Gamble said that he would consider doing that.
Mr. Weiler asked why they wanted to expand their lease hold in areas other than the “West Bowl,” if that was the only area that they intended to develop.
Mr. Gamble said that one of the trails would cross over part of the other area that they were looking to expand their lease hold into. He said that the other area had good soil if they ever wanted to expand their spray fields. They do not intend to put ski trail in that area.
Mr. Weiler said that on page 56, the alpine trail capacity was out of balance and wanted to know if that was going to cause pressure on the parking.
Mr. Gamble said that it would not. He said that it was important for the lift capacity and parking to be in balance. He said that the lift would still deliver the same number of people to the summit even if the line was longer.
Mr. Weiler asked why they were replacing the lift then.
Mr. Gamble said that it was for creature comfort only, the capacity would still be the same.
Mr. Weiler said that he could see a problem down the line with the public and private interface like this. He said that ski trails are permanent infrastructure and recommended donating the private part of the ski area to the park.
Mr. Gamble said that they would be considering that, it had not been ruled out.
Ms. Freeman recommended that they do a study on any potential spin-off development because of Mt. Sunapee’s expansion. She felt that that would address a lot of the fears of people in this area.
Mr. Gamble said that that would not be difficult to do. He mentioned that a lot of other areas were well developed and popular before the ski mountains were developed.
Ms. Freeman asked why they did not have a “no expansion agreement” on the south like they did in the east if they did not intend to develop it.
Mr. Gamble said that it would have a conservation easement.
Ms. Freeman opened the hearing to public comment.
Tanya McIntire from Newbury said that the Mt. Sunapee District in the Zoning Ordinance only included the current lease hold. She asked if it would include the expansion.
Ms. Freeman said that it would not the way it was currently written.
Elaine Collins said that she would like to see the traffic study show how many cars per hour, not just by the day.
Mr. Gamble said that that was included in the plan.
Ms. Collins said what she felt was concerning a lot of people was the 100 acres that they were looking to build on in 5-10 years.
Mr. Gamble said that Goshen had a density requirement. If that requirement were 1 unit per 3 acres, they would need to leave 3 acres open for every condominium unit. It would be more dense and not spread out.
Ms. Collins was concerned about what could happen to that open space ten years down the line.
Ms. Freeman said that there would be restrictions in the deeds that would not allow them to build in that open space (It was realized later that these restrictions would be in the home owners association agreement).
Steve Eddes from West Lebanon asked what would happen if they choose not to build for 5-10 years and the Zoning Regulations in Goshen changed.
Ms. Freeman said that it was a possibility that the regulations could change, but that was the Town of Goshen, not Newbury.
Ms. McIntire asked Mr. Gamble to show on the map how much of the “West Bowl” expansion was in the Town of Newbury.
Mr. Gamble showed the county line and said that that was also the Town line.
Jonathan Purik said that he did not like the real estate aspect of this Master Development Plan.
Mr. Flanders from Newbury asked if they could include in their studies how the development of condos impacted Ludlow, VT, where Okemo was located and what it has done to their real estate taxes.
Mr. Gamble said that real estate taxes are a macro issue at the State level.
Robert Kenerson of Newbury asked why the State doesn’t pay the taxes.
Mr. Gamble said that the State does not pay taxes on any of the land that they own. The State, however, required that the lessee pay taxes. He said that the first year that Okemo leased Mt. Sunapee, they paid over $100,000 in taxes.
Mr. Weiler asked if they paid taxes on the land or only the equipment.
Mr. Gamble said that they paid different rates depending on whether there was a trail or woods and they paid another rate for buildings and parking lots.
Mr. Kenerson said that Mr. Gamble had said that these plans were not exact blue prints and that made him nervous.
Mr. Gamble said that the purpose of the Master Development Plan was to provide a guiding document. They would still need to go for Site Plan Review for each of these projects and may need to alter the plans to be in compliance with the regulations or at the Planning Board’s request.
Mr. Kenerson said that he would like to see the expansion donated to the state park.
A member of the public from Goshen said that she read in the paper that Mt. Sunapee had purchased some land in Goshen and wanted to know what they intended to do with it.
Mr. Gamble said that that land was what they had been discussing all night, the “West Bowl” expansion.
The same woman asked why they had been blasting the top of Mt. Sunapee.
Mr. Gamble said that they did the blasting for a ski trail and it was in the process of re-vegetating. He said that they also intend to put a natural wood fence in that area.
Dave Barden from Newbury said that the benefits to the ski mountain and the skiers was obvious, but what were the benefits to the Town of Newbury.
Mr. Gamble said that the abutters to the property that they purchased were the ones that approached them to purchase the land when it went up for sale. The Town would benefit because it was now under single ownership and could create greater property values and additional employment.
Al Bachelder asked what the direct benefit to Newbury was in terms of employment. How many employees actually live in Newbury.
Mr. Gamble said that the exact number was included in the plan, but that Newbury was the third highest, with Newport being the first highest and Sunapee being the second.
Mr. Bachelder said that he was also confused about the figure that Mr. Gamble kept talking about for the tax benefits. Although Mt. Sunapee paid over $100,000 in taxes, the Town of Newbury only got about 23% of that.
Mr. Gamble said that although that was true, before Okemo leased Mt. Sunapee from the State, the Town did not get any money in taxes.
Mr. Thayer pointed out that the Town of Newbury only got a percentage of everyone’s taxes, not just Mt. Sunapee’s.
Alex Azodi from Newbury asked how the traffic was going to impact Route 103.
Mr. Gamble said that Route 103 was going to be able to handle the additional traffic and would not need to be widened. However, the intersection of Route 103A and Route 103B could become deficient.
Mr. Azodi asked what Route 103’s capacity was.
Mr. Gamble said that it was 2500 cars per hour in each direction.
Tom Elliot from Newport asked if the land being donated to the State would require a subdivision.
Mrs. Freeman said that it would.
Mrs. Freeman asked how many members of the public were happy with the way Mt. Sunapee was run currently.
About 1/4 of the public raised their hands.
Mrs. Freeman then asked how many members of the public were in favor of the lease hold expansion.
No one raised their hand.
With no further questions from the public, a motion was made to adjourn. Seconded. All were in favor. The Meeting adjourned at 9:15 p.m.
Respectfully Submitted,
Lacy L. Cluff
Land Use Board Assistant
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