Water use limited in Warner village area

By Ray Carbone

WARNER – The state’s current drought conditions have led the Warner Village Water District to institute a temporary ban on outdoor water usage, including watering lawns and washing cars.

On June 25, the water commissioners voted to take the precautionary measure, asking customers to restrict their outdoor usage during daytime hours until further notice (likely at the end of summer).

We have to start trucking in water, it’s a really tough thing. We use an average of 60,000 to 70,000 gallons a day… A truck carries about 6,000 gallons a load so if we need to bring in 10 to 15 loads a day, that’s $800,00 or more pretty quick.’

Ray Martin, admin. asst. for WVWD

“July and August are typically our worst months,” said Ray Martin, administrative assistant for the district.

The commission imposed a $25 fine for first-time violations and $50 for each subsequent violation but, based on past occurrences, Martin doesn’t foresee any enforcement problems. “Compliance will be very high, probably 99-percent,” he predicted.

The district, which is a separate legal municipality from the town, supplies water and sewer services to approximately 185 residences and 30 commercial enterprises. Its service area covers a radius of about a one-half to one-mile from the village center. The three-person elected commission manages is the district.

The commission’s recent decision to restrict water use is based on two factors, according to the website notice.

One is the state’s prolonged drought conditions, which have impacted the productivity of the district’s two wells that draw on the Warner River aquifer. (Officially, central New Hampshire is listed as being under moderate drought conditions.)

The second is that the district’s older well is experiencing a drop in productivity, Martin explained.

The commissioners’ statement says the board is looking at long-term solutions to the problems, including siting a new back-up well and installing more sophisticated well management controls, but the current budget can’t fund such improvements.

Martin said the new restrictions should allow the district to manage this summer, but the commission is prepared if the drought worsens. “Right now, if we have to start trucking in water, it’s a really tough thing,” he explained. “We use an average of 60,000 to 70,000 gallons a day so just add that up. A truck carries about 6,000 gallons a load so if we need to bring in 10 to 15 loads a day, that’s $800,00 or more pretty quick… Years ago, we had to truck in water.”

At around the same time that the Warner commissioners announced their decision, the Portsmouth Water Division asked its city’s residents to voluntarily cut back on their outdoor water use.

Martin said he’s aware of at least one other community that has already or is considering similar measures.

This story first appeared in the InterTown Record weekly newspaper, published in North Sutton, New Hampshire, on Tuesday, July 10.

NOTE: Shortly after this story was published, the New London-Springfield Water System Precinct announced that, effective immediately, there is a mandatory water ban on all residential outside irrigation between the hours of 7 a.m. to 7 p.m.

 

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Recreational rail trail could link Kearsarge-Sunapee towns to Concord

By Ray Carbone

WARNER – If Tim Blagden has his way, you may someday be able to walk or bike with your family from Concord to Newbury Harbor on a scenic trail that passes through some of the best towns in the state.

Blagden is the president of the Friends of the Concord-Lake Sunapee Rail Trail board, a nonprofit group that wants to create a 34-mile walkway/bikeway along the old Concord-Claremont Railroad line. The user-friendly facility would connect the towns of Newbury (the southern tip of Lake Sunapee), Bradford, Sutton, Warner and Hopkinton/Contoocook to the Capital City. It will be “spectacular,” Blagden says.

‘The broad idea was to see if we could stitch back together a trail that substantially follows where the old railroad ran, from the Pierce Manse in Concord to Newbury Harbor.’

Tim Blagden, Concord-Lake Sunapee Rail Trail

 

The Pumpkin Hill Road resident first got interested in public biking/walking spaces about five years ago. “Back in 2013 my kids wanted to go for a bike ride so I want looking for a rail trail online,” he recalled. “I found the Bike-Walk Alliance of New Hampshire and noticed that they were looking for an executive director. So I found a trail and ended up sending in my resume.”

Blagden had experience in sales and business development, and he ended up getting the job. Soon he was connecting with scores of outdoor enthusiasts, from ardent bicyclists and public health officials, to community planners and rail trail buffs. He was quickly convinced of both the health-related and economic benefits of providing alternatives to automobile traffic.

Then in 2014, Blagden noticed that the alliance and two rail trail groups that it supported might, in effect, end wind up competing with each other for the same grant money. So, for the sake of all of three organizations, he decided to separate the two trail programs from the alliance and take on the job of moving local project forward.

It’s a challenging endeavor, he admitted.

“The broad idea was to see if we could stitch back together a trail that substantially follows where the old railroad ran, from the Pierce Manse in Concord to Newbury Harbor,” he said.

The problem is that, unlike other rail lines in New Hampshire, the state government doesn’t own the former railroad company property. About half of the proposed 34-mile trek is already operating as trails, including the Stevens trail in Contoocook, the town-owned Tilley Wheeler Trail in Bradford, and the Warner and Newbury rail trails.

But they’re all separated from one another in “little pieces, here and there,” Blagden noted.

In addition, there are 95 private and 47 public (e.g., town governments and state agencies) landowners that control the rest of the former railroad property. That means the Friends have to get easements from each one in order to build and maintain each section of the proposed trail.

“It looks impossible,” Blagden admitted, “but if you give people the opportunity to say yes, people are taking advantage of that opportunity. You tell them, we will turn this into a beautiful rail trail. That we’ll provide the service, we’ll raise the money for maintaining the trail, we’ll take care of it and you don’t have to deal with it. And you get a beautiful trail. And people are saying, yeah, that’s cool.”

It helps that property that connects with a public trail can increase in value by as much as $9,000, the Friends president noted.

In addition, a state study estimates that while completing the entire trail would cost about $4 million, it would have a true economic impact from out of state visitors of approximately $900,000 annually.

But Bladgen’s organization is moving slowly and respectfully, simply trying to raise awareness about the trail proposal.

“We are at the tipping point,” he said. “So we want to put something down that’s visible but not too costly in as many communities as possible, and let people experience it.”

This year, the group is adding two miles of trail linking Hopkinton to the Davisville State Forest in Warner. (A shorter Warner trail between Depot St. and Joppa Rd. was completed last fall.) In addition, a recreational trail program grant has been approved to put a new three-quarters mile trail linking the famous Appleseed Restaurant to the Pizza Chef in Bradford.

For more information about the Concord-Lake Sunapee Rail Trail, see concordlakesunapeerailtrail.com

This story first appeared in the InterTown Record weekly newspaper, published in Sutton, New Hampshire on Tuesday, July 3, 2018.

Local town administrators looking for ways to cut costs, expand services

By Ray Carbone

BRADFORD – Two years ago the town administrators from Bradford, Sutton and Warner got together to see if they could save their towns some money when the time came around to make their annual winter fuel purchases.

“Instead of Bradford buying 5,000 gallons, Sutton buying something like its 5,000 gallons and Warner buying its 10,000 or whatever, we did a joint fuel bid,” recalled Karen Hambleton, Bradford’s town administrator. “And we got a great rate.”

The administrative trio was so encouraged by the results they’re now meeting on a regular basis, exploring ways their towns can work together for their mutual benefit.

“For the past year the towns of Sutton, Bradford and Warner have had conversations about consolidating certain services, either for expanding services or because it would be more cost effective,” explained Elly Phillips, Sutton’s town administrator.

“I think there’s a lot of cool opportunities to save money here and there, backing each other up, helping each other out,” agreed Hambleton.

For instance the regular joint administrators’ meeting has addressed the idea of buying or renting equipment together in the future, according to Jim Bingham, Warner’s administrator.

“Take roadside mowing. Each town needs to do it for a few weeks in the summer and we always rent a tractor,” he said. “But when you look at what the towns are spending, we could own one in six years for what we’re paying for a single year’s rental.”

If issues related to storage, maintenance costs, insurance etc. could be agreed to, the towns might consider making a joint tractor-mower purchase, he suggested.

The towns could even look at shared professional services, the administrators noted.

“I’m talking about things like code enforcement, building inspections, planning or even town administrators – which I hate to say,” Phillips said. “The times are changing, and these little towns need professionals.”

The novel approach could attract more qualified professionals than what a single small community can afford to pay, according to Bingham.

To some extent the shared services idea has already been done.

When Sutton voters elected a new town clerk in March, Bradford helped out by allowing residents in their neighboring community to register their vehicles in Bradford for a few weeks, while the new employee received her necessary training, Hambleton said.

Of course the town administrators can’t make any cooperative agreements by themselves.

Hambleton, Bingham and Phillips have to win the approval and support of their respective elected three-member select boards before any deals can move forward.

But the trio says the possible savings and service improvements are worth the time and effort to investigate.

“It’s just a matter of changing the way we think,” Hambleton said. “It’s just appropriate to have our towns working together.”

This story first appeared in the InterTown Record weekly newspaper, published in Sutton, New Hampshire, on Tuesday, June 26, 2018.

 

Warner group looking at ways town can grow

Photo: The view from the front porch at Schoodacs Coffee & Tea on Main Street in Warner can inspire hope for the town’s business growth. (Courtesy of Schoodacs)

By Ray Carbone

WARNER – Things can be tough economically for small New England towns these days.

Municipal costs of both materials and employment regularly increase while property owners consistently complain about rising property tax rates.

But Charlie Albano, chairman of the town’s economic development advisory committee, says his hometown has an advantage over other communities.

“We have a Main Street,” he smiled, looking out onto the street from Schoodacs Coffees & Teas’s front porch one hot day last week. “It’s small and vibrant. And lots of small towns don’t have that, do they?”

The committee is also updating the town website to emphasize economic development and tourism, and working on a new visitor brochure aimed at drawing more Interstate 89 drivers into the village.

Albano and his ten-member group, which was appointed by the board of selectmen two years ago, hope to build on that strength and other positive community attributes to spur economic growth, make the town more enjoyable, and temper the tax rate.

Albano says that a large part of the committee’s job is simply educating citizens about the advantages and ideas behind economic growth for Warner.

For instance, some have suggested that attracting a large business into the town would significantly lower their tax bills. “What do you think it would do if we brought in a big business that added a million dollars in tax revenue a year for the town of Warner,” Albano asked rhetorically.

“It would drop the property tax rate by about two-cents per thousands (dollar of property value,)” he reported, which is much less than what most people would expect.

Warner could benefit from some kind of bigger facility, the chairman explained, but it should be one that meets locally articulated needs, is environmentally responsible, fits the town’s aesthetics, and provides new tax revenue.

Those are the goals listed in the town’s master plan and the standards the committee is using, he said.

The group has just finished working a survey that will allow residents to identify how they would like to see Warner grow. It’s also involved with a redesign of the town website that will emphasize economic development and tourism, and its planning to distribute a new town-themed visitor brochure this fall aimed at drawing more Interstate 89 drivers into the village.

Previous surveys have helped, he noted. In the past, residents have used them to indicate their desire for increased dining options in town and a local pharmacy. Now, the popular eatery called The Local is celebrating its fifth anniversary and the nearby Warner Pharmacy is only about two yeas older. In addition, the new Warner Public Market on Main Street, scheduled to open this summer, will feature locally sourced goods, providing more healthy food options, the chairman noted.

The committee’s new survey, which should be available in print and online within the next few weeks, might indicate that residents want a local dental office and/or more daycare options. “So, maybe we (town officials) should go seek a dentist,” Albano suggested.

Warner has an uncommonly large percentage of home-based businesses and some of those owners could benefit from access to economic development support, the chairman said. “We could look at creating a business incubator where a small business could learn how to grow and expand, how to do a business plan, modern marketing techniques, and more.

“Or, If a business wanted to expand or come to Warner, can we create and institute a new or existing tax incentive program,” he asked rhetorically.

Albano also suggests that Warner could benefit from an increased emphasis on tourism. While the town is known for its local museums, visitors may also be interested in more than 15 other businesses and activities in the community. “Tourism dollars circulate throughout a community,” he noted, without adding significantly to the cost of town services.

While the economic development committee is looking forward to reviewing residents’ input from its survey results this fall, it has already identified some tentative goals.

One is to develop a plan to permanently staff the parks and recreation department to increase awareness of local recreational opportunities. Another is to improve walkability in Warner with improved signage and street/trail development. The committee also hopes to raise the profile of agritourism in town.

Right now, the group is continuing to seek input from local residents and businesses. It meets the third Wednesday of every month and the meetings are open to the public. The next meeting is scheduled for Wednesday, June 20, from 6-8 p.m., in the town hall. (The meetings may soon be moving to a larger venue in the future so check the town website, http://www.warner.nh.us)

 

This story first appeared in the InterTown Record weekly newspaper, published in Sutton, New Hampshire, on Tuesday, June 5, 2018.

 

 

 

Warner tiny house project on hold as ZBA continues deliberations

Above: Joe Mendola of Warner, who wants to build a tiny house development in his hometown, already has a “tiny mansion” under construction on Poverty Plain Road.

By Ray Carbone

WARNER – A proposal to build the state’s first tiny house development on Schoodac Road has been set back for a least a few more weeks by the zoning board of adjustment (ZBA).

At a meeting in the town hall last week, the members decided to delay a final decision on a zoning variance that would allow Joe Mendola, a resident and realtor, to move forward with his plan to create a 13-unit tiny house park on 15 acres of property close to Interstate 89’s exit 8. The variance would permit Mendola to cluster the 13 lots into one area of the property, which he says will be both better for the environment and lower construction costs.

At the meeting, ZBA members expressed concerns, especially about the use of the term “tiny house.” Warner has no zoning regulations specifically for the unusual new mobile residences – nor does any other New Hampshire community – so Mendola wants his proposal to be considered under the town’s manufactured home parks ordinances.

“We understand that what you’re asking for is a manufactured housing park but the idea of a new tiny house is different from that,” said Sam Bower of the ZBA.

‘’We’re going to have these tiny houses and we’re satisfying a need for millennials.’’… That’s B.S. This is a trailer park, plain and simple.’

– Lucinda McQueen

Tiny houses are a relatively recent invention favored mostly by young people, especially millennials, who are either unable or unwilling to make a large down payment on a traditional house or to pay current high rents. The structures are typically 300-square-feet or smaller, which makes them very energy efficient; they’re built with conventional building materials on flatbed trailers that can easily be moved from place to place.

Many tiny houses are made by their owners and can cost as little as $10,000 to $25,000 but Mendola plans to have each of his 13 super-small structures built to specifications required by the federal Housing and Urban Development (HUD). At 320-square feet each, they would meet the town’s manufactured home park ordinance.

Throughout the planning process that began in February, town officials have been debating about Mendola’s claim his facility can be both a tiny house and manufactured home park.

“If it’s a structure built to HUD standards then, by definition, it’s a manufactured home,” he said at the recent ZBA meeting, explaining his rationale.

Chairman Janice Loz was cautious. “I understand that’s how you interpret it,” she said. “But I do believe that it is good for the board members to question and try to get to bottom of what a manufactured home is (for zoning purposes.)

“The whole sticking point is that manufactured housing parks are tightly regulated,” she added. “What you really get to is the intent of the ordinance. And I wonder if the intent was for tiny houses since there wasn’t such things when they (ordinances) were drafted.”

Mendola said that tiny houses could help the state with its ongoing problem of attracting and keeping younger people in New Hampshire, but not everyone accepts that.

“The whole idea of tiny houses is just a little coy,” said Lucinda McQueen, another resident. “’We’re going to have these tiny houses and we’re satisfying a need for millennials.’… That’s B.S. This is a trailer park, plain and simple.”

The ZBA will resume its deliberations at its next meeting on Tuesday, May 29, at 7 p.m. at the town hall. If it does approve Mendola’s variance request, he will still need to win approval of the planning board before breaking ground on the tiny house project.

This story first appeared in the InterTown Record weekly newspaper of Sutton, New Hampshire, on Tuesday, May 15, 2018. 

 

Tiny House project proposed for Warner

by Ray Carbone

WARNER – When Joe Mendola, a local resident and realtor, meets with the zoning board of adjustment (ZBA) Wednesday night, he’s hoping to win a variance that could lead to the creation of the state’s first tiny house development in Warner.

Mendola wants to build the 13-pad tiny house project on 15 acres of land off Schoodac Road, near exit 8 off Interstate 89.

But that’s a challenge. No community in the state currently has zoning ordinances that specifically address tiny houses, he said. As a result, the local ZBA and planning boards have been wrestling with the development for months.

On a separate Poverty Plains Road lot, Joe Mendola is building a tiny house ‘mansion’ of 650-square-feet.

Mendola sees tiny houses as a way to keep and attract more young people to the Granite State. Recent college graduates with valuable skills often leave because they have significant student debt and can’t afford our high rents, he said. “I have (young) colleagues who do not live here because they’re millennials and they either think that New Hampshire is not cool enough or they’re not ready establish a residence.”

Younger people are attracted to tiny houses due to their low cost, their small carbon footprint and mobility, he said.

Tiny houses are a relatively recent development in the housing market but they’re gaining in popularity with several reality television programs, a booming social network and construction growing in places like Texas and the northwest. The structures are typically 300-square-feet or less, so their small space makes them very energy efficient. They’re usually built with conventional building materials on flatbed trailers that can be easily be moved from place to place.

While many tiny houses are made by their owners for as little as $10,000 to $25,000, there are companies that build them for people who cannot do that. Mendola wants to work with a company that would build tiny houses that conform to federal Housing and Urban Development (HUD) specifications at an estimated cost between $48,000 to $88,000.

(On a separate Poverty Plains Road lot, Mendola is building a “tiny house mansion” of 650-square-feet. While it will feature many of the same energy-saving aspects of tiny homes – no hall space, low heating/cooling costs, little storage, etc. – the structure is being built on a standard cement foundation.)

Warner’s planning officials first saw Mendola’s project in February. Since that time, both the planning and zoning boards have been trying to understand how it fits into Warner’s current zoning ordinances.

That’s not a surprise to Mendola, who is now eschewing the tiny house label and calling the project a “manufactured home park” for legal purposes. “I went from Warner, and I looked all the way to Portsmouth,” he laughed, recalling how he search to find a community with zoning regulations that might allow his groundbreaking development. “I found only three towns: Henniker, Goffstown and Warner – my hometown.”

A variance from the ZBA would allow the structures to be clustered together, which would make the development less expensive and more ecologically friendly, Mendola said. “It’s tough land (to build on),” he commented. “There’s wetlands, utility wires and 25-degree slopes. So I’m asking for a variance that would allow the town’s ‘open space’ or ‘cluster’ regulations to be applied.”

The realtor admitted that he’s not sure about his chances of winning a ZBA approval. And if he does, he will still need to get permission from the planning board.

If that doesn’t, he could appeal the decision, or look for another piece or property, either in Warner or one of the other two towns.

But he’s convinced that tiny homes could be a major economic benefit for the state by keeping younger people in New Hampshire.

“Here’s the brutal truth,” he commented. “When I moved here 25 years ago, I could buy a starter home. But there’s very little construction now. And people like me are retiring and scaling down,” which makes the first-time homeowner’s market even tighter. “We’re competitively moving these kids out of the starter home market,” he said. “We’ve got to keep these kids in the state,” he concluded.

This story first appeared in the InterTown Record, a weekly newspaper published in Sutton, New Hampshire, on Tuesday, May 8, 2018.

 

 

Fish and game director says Wild Goose launch unlikely

By Ray Carbone

NEWBURY – The executive director of the New Hampshire Fish & Game Department is critical of a recent report recommending that the former Wild Goose campground property on Lake Sunapee be removed from a list of possible future public boat launch sites, but says he’s ready to move on.

Last week Glen Normandeau said that the recommendation of the Lake Sunapee Public Access Development Commission issued earlier this year likely ends any prospect of the local land developing a deep-water launch facility. “I don’t think anything is going to happen,” he said. “To me, that’s the way it is. I’ve got to move on… I’m not going to refight the last 20 years over again.”

‘I’ve got too much on my plate to go walking around looking at lots along Lake Sunapee when I have no money to spend on it.’

Executive Director Glenn Normandeau

It was more than 20 years ago when the state originally purchased the 3-plus former lodging facility with the goal of providing its legally required public boat access to Sunapee there. Over the years, fish and game has worked with other state agencies to develop the plan but opposition from local officials, the Lake Sunapee Protective Association and others has been strong. Twice the project was at the center of lawsuits suits brought before the NH Supreme Court, but the state’s efforts were upheld. Concerns were still being raised during the commission’s hearing about possible road safety issues related to the site.

Last year the legislature removed funding for the $2.1-million project from its capital budget. (Three-quarters of those funds would have been reimbursed by the federal government.) Not long afterwards, Gov. Christ Sununu established the 15-member commission and charged it to come up with alternative ways of accessing the lake.

Normandeau served on the commission and signed a minority report critical of its recommendation to abandon the Wild Goose site.

“From my vantage point, none of that got the ball moving very far down the road in terms of actual sites on Sunapee that could accommodate a reasonable amount of access,” Normandeau said last week. “There isn’t any.”

The executive director also disputed a recent claim by Neil Levesque, chairman of the commission, that fish and game is unwilling to consider other lakefront properties for launches at this time.

“People seem to want to ignore the money side of this equation,” Normandeau said. “I’ve had the Wild Goose site appraised recently and it amounts to a house lot on the lake. So, it’s worth about $1.2 million. We’re looking at a couple of million dollars to build the project, and I don’t even have that, never mind the money to buy another piece of property.

Normandeau did agree with Levesque that the long-running debate has only hardened viewpoints over the years. “This thing has been a battle on one one side or the other since it began. People pick sides on this thing, and no one is changing their opinions.”

If state officials follow through on the commission’s other recommendation, to transfer Wild Goose to the state’s division of parks, the fish and game department will no longer play a role in, the executive director noted. In that case, Normandeau said he’ll turn his attention to other fish and game projects.

“I’ve got too much on my plate to go walking around looking at lots along Lake Sunapee when I have no money to spend on it,” he laughed. “It’s kind of like going car shopping with an empty wallet.”

This story first appeared in the InterTown Record weekly newspaper of Sutton, New Hampshire on April 24, 2018.

 

State board won’t stop Wild Goose termination process

By Ray Carbone

NEWBURY – The state’s wetlands council reversed an earlier decision and ruled that several sportsmen organizations that want to build a public boat launch facility on Wild Goose do not have a legal right to halt recent council actions that effectively terminate the proposed project.

At the same time, the lawyer representing the sportsmen groups says the ruling last week could provide support for a similar request the groups filed in Sullivan County Superior Court. That action, like the one made to the wetlands council, would have forced the Department of Environmental Services (DES) to move forward with its initial plans to extend a wetland permit and build the launch facility at Wild Goose.

Conley’s decision states that the sportsmen haven’t shown that they would be directly affected by the termination of the wetland permit.

 

“I just think that if my clients don’t have standing with the DES (appeal process), then their action in the superior court is not foreclosed,” and can therefore move forward, said W. Howard Dunn of Claremont. Dunn is representing the New Hampshire Bass Federation, the Sullivan County Sportsmen and the Mountain View Gun club, as well as various other individuals and organizations.

The state is required to provide public water access to Sunapee and other major waterways, and purchased the Wild Goose land more than 25 years ago with the aim of providing a deep-water launch site for Sunapee on the property. But local opposition delayed the process and last year, the state legislature removed all funding for the project. Not long afterwards, Gov. Chris Sununu announced that the state would no longer consider the local land and officials should begin looking at other access options.

The ruling handed down on Tuesday, Apr. 17 by David F. Conley, an attorney who serves as a hearing officer for the wetlands council, affirms a decision made by the group last summer. At the time the 14-member council, which advises the DES about wetlands issues, denied a request from the fish and game department for a five-year extension of the wetland permit that would have allowed the Wild Goose project to move forward.

The council had originally voted to allow the sportsmen’s organization to appeal the decision because the individual boaters and fishermen were aggrieved by the ruling.

Conley’s decision reverses that action and states that the sportsmen haven’t shown that they would be “directly affected” by the termination of the wetland permit.

“A general interest in a problem is not a basis” for a legal complaint in this case, Conley wrote.

“Allegations of adverse consequences to boating, fishing and swimming activities suffered by the members of the (sportsmen) organizations if the permit is allowed to lapse and the Wild Goose site is not constructed is the type of generalized harm to the public (that) our court has found insufficient to establish standing,” he noted.

Dunn said that his clients are considering whether to appeal the council’s ruling to the NH Supreme Court.

At the same time, they await the decision of the Sullivan Superior Court. “It involves the court making a judgment as to the authority of the DES,” Dunn noted.

This story first appeared in the InterTown Record weekly newspaper, published in Sutton, New Hampshire, on Tuesday, April 23, 2018.

 

 

 

 

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