People and Property: Real Estate and Construction News From Around NH

New Ipswich Planning Board allows up to 29 lots for proposed subdivision 

The New Ipswich Planning Board approved – though not in a unanimous vote – a plan that will allow a total of 29 lots on a proposed cluster subdivision on the corner of Appleton and Maki roads.

According to New Ipswich’s code, before the board can consider a cluster development, the applicant must prove that same number of lots could have been supported if the land was subdivided normally. The applicant, Brook Haven Farm LLC, initially proposed 33 lots, but the board, during a previous hearing, ruled that some of those lots weren’t viable, and instructed the applicant to return with a plan with 29 lots or fewer, which it did during a continued hearing on Wednesday.

However, neighbors, and one member of the board, were not convinced that even the reduced number of lots were all viable, particularly ones located in the back of the parcel.

Objections raised were that back lots are “discouraged,” though not forbidden, in some sections of the zoning, that steep slopes prevent them from being built upon and that if built to normal specifications, the access road would exceed the length allowed by the town without a variance.

“I don’t see how that is anywhere near viable. There’s no way to get to those back lots at all,” said Chair Dee Daley.

While Daley took issue with at least three lots, Jason Reimers, an attorney representing neighbor Mike Maki, questioned the viability of up to nine of them. Four because they were back lots, three because the access road would exceed 1,000 feet, and two which he alleged had been improperly excavated, having been too close to a neighbor, and would not have been viable lots without that improper excavation.

Chad Brannon, an engineer with Fieldstone Engineering, representing the project, said he believed that the yield plan met the board’s requirements for showing viable lots, and that Brook Haven Farm would be moving forward with a plan for 29 lots, either conventionally or with a subdivision. He asked the board consider the plan as submitted.

“We’re not here this evening to renegotiate lots. We’ve proved 29 lots, and we’d like to move forward,” Brannon said.

Daley said the board was “trying to thread the needle between viable and conceptual,” and that it was a “tough row to hoe,” but felt the board was close. Other board members, however, said that the yield plan was conceptual, to show that the plot could fit those lots, rather than a final plan, and were content that Brook Haven Farm had proved they had the space for 29 lots.

Select Board ex-officio Shawn Talbot moved to approve the yield plan as presented, with 29 lots. The board agreed in a 4-1 vote, with Daley opposed. The board also took a vote that with the yield plan in place, that the application could be considered substantially complete, and move to the public hearing stage, which the board unanimously agreed upon.

The hearing was continued to June 5 at the New Ipswich town offices, where the board will begin taking public comment on the application. — Ashley Saari, Monadnock Ledger-Transcript

York voters reject short-term rental ordinance regulating Airbnbs

Voters shot down a new ordinance Saturday that would regulate residential short-term rentals like the ones seen on Airbnb and Vrbo. 

The proposed ordinance was rejected by a vote of 1,788 in favor and 2,029 against. 

“I just think they rushed it,” Jeannette Murphy, a rental owner in York, said while holding a sign outside the polls against Article 64. “I don’t think there’s enough research.”

The Selectboard put forth the short-term rental ordinance in response to complaints about rental “party houses”  in the York Harbor section of town. 

The proposal would have required rental owners to pay a fee and register every three years to undergo an inspection of their homes.

The proposed ordinance also included occupancy limits and prohibited the use of firepits. It also would have required owners to comply with building codes and fire safety requirements such as having a fire extinguisher, smoke and carbon monoxide alarms and evacuation plan.

Rental property owners called the ordinance an “overreach” and said it would threaten their business and tourism to York.

They argued rentals, even though not regulated by ordinance, have existed in York with no problem for more than 100 years. 

Residents on both sides of the issue campaigned heavily with signs saying, “Vote no on 64: Bad for Taxpayers, Bad for York” and “Yes 64: Safety + Good for York.”

Mark Kinton, who campaigned against the ordinance, said rental owners are open to regulations but believe the ones presented to voters were too stringent.

Opponents of the article have been concerned inspections will put rental owners with old construction out of business when they can’t afford to renovate their properties to meet code standards.

“We’re not so much against an ordinance,” Kinton said. “Just not this one.” — Seacoastonline Staff report

Construction continues on the Viewpoint hotel in Intervale on April 30. (Photo by Rachel Sharples)

Planners address commercialization of Conway

When is enough, enough?

That question — asked about commercial growth in town — was raised at a recent Conway Planning Board work session.

A direct result of that session is a public hearing scheduled for May 23 on increasing the required green space of a project from 30 percent to 40 percent.

Selectmen’s representative Steve Porter made that motion, which was seconded by board member Eliza Grant and unanimously supported by the board comprised of chair Ben Colbath and members Bill Barbin, Ted Phillips, Porter and Grant. Absent were Erik Corbett and vice chair Ailie Byers.

Last year, the board increased required green space from 25 percent to 30. But Porter argued more would be even better, pointing to the approved studio apartment complex at the former Echo Computer site in Conway Village, whose aesthetics, he lamented, are marred by too much asphalt.

Porter also referenced two large hotel projects that could have been curtailed had stricter setback and size restrictions been proposed and adopted by the town.

Porter pointed to two hotel projects currently under construction, the Hilton Garden Inn and the Viewpoint Hotel..

“Now, some people don’t have a problem with having hotels right on Route 16, but I have other people tell me OMG, this looks like Nashua,” Porter told the Sun in a follow-up interview.

Now that the updated master plan has been adopted, the board plans to spend the next year bringing the town’s zoning ordinance into alignment with the plan’s goals. Changes would be presented to voters at next year’s town meeting, but the board does have the power to enact things like increasing greenspace without voter approval.

On April 9, voters agreed to extend by another year the one-year moratorium on commercial development of hotels and stores greater than 50,000 square feet.

“For a very long time, people have been coming up to us and saying, ‘How could you let them develop that?’ ” Colbath said at the free-wheeling April 25 work session

Added Porter, “Maybe we need to be a bit more restrictive moving forward — if not for our generation then for (those to come).”

An area that remains a concern for Porter is the stretch of Route 16 between River Street north to the Scenic Vista, where potentially large hotels could be built once the moratorium expires.

Contacted Wednesday, Town Planner Ryan O’Connor told the Sun, “The 40 percent green space requirement would definitely reduce the scale of development. What we are trying to encourage is redevelopment at certain spots and to increase green space there, reviewing it site by site,” said O’Connor.

He said that with the master plan update finished, the board has an opportunity to address zoning changes. “It looks like we will be working on those over the next year,” he said.

For more on the lengthy April 25 discussion, go to the town of Conway’s Facebook page or valleyvision.com. — Tom Eastman, Conway Daily Sun

City of Portsmouth seeks qualified developers for creation of permanent, below-market-rate housing on municipal property

The City of Portsmouth, NH, seeks Letters of Interest with Statements of Qualifications from real estate developers regarding their capacity to design and construct permanent, below market rate housing at the Municipal Property located at 35 Sherburne Road. The ultimate disposition of the existing structures and other aspects of a potential development scenario for the site will be subject to negotiation.

Respondents are encouraged to submit qualifications that demonstrate their experience with innovative approaches to various permanent, below market rate housing development types and built projects.

Submission requirements may be obtained from the City’s website at 52-24SherburneFinal.pdf (cityofportsmouth.com)

Addenda to this proposal, if any, including written answers to questions, will be posted on the City of Portsmouth website under the project heading. Questions may be addressed to the Purchasing Coordinator at purchasing@cityofportsmouth.com.

Sealed Letters of Interest with Statement of Qualifications, plainly marked “REQUEST FOR QUALIFICATIONS # 52-24 For Entities Engaged in Permanent, Below Market Rate Housing Development for Municipal Property at 35 Sherburne Road, Portsmouth, NH” on the outside of the mailing envelope, addressed to the Finance/Purchasing Department, City Hall, 1 Junkins Avenue, Portsmouth, NH 03801 will be accepted no later than 1 pm on June 7, 2024. Late submissions will not be accepted.

The City of Portsmouth reserves the right to reject any or all statements of qualifications, to waive technical or legal deficiencies, to request financial references and current bonding limits at a future time, to proceed or not to proceed with any subsequent proposal process, or to negotiate without further process any contract as may be in the best interest of the City.