Caroline Corriveau, AIA
Warrenstreet Architects welcomes Caroline Corriveau, AIA, as new employee cooperative owner
Warrenstreet Architects, Inc. announced recently that, Caroline Corriveau, AIA, has become the design firm cooperatives 8th employee-owner.
Joining the 16-member firm in 2015, Corriveau is the project manager for the new 110,000-square-foot Rockingham County Complex under construction in Brentwood, NH. She holds an M. Arch of Architecture from the Wentworth Institute of Technology, is a member of the American Institute of Architects and is an Executive Board Member of the Plan New Hampshire Organization.
Incorporated in 1990, Warrenstreet converted to an employee-owned cooperative business structure model in 2008 to better represent a strong commitment to socially responsible business practices.
With offices in Concord and Manchester, New Hampshire, Warrenstreet provides Planning, Architecture, Landscape Architecture and Interior Design services for a wide array of project types in multiple market sectors for public and private entities throughout New England. For more information visit www.warrenstreet.coop
Old Homestead Farm proposes short-stay cabins to supplement event business
A previously approved event business on Greenville Road may be seeking an expansion before it gets off the ground, adding short-stay cabins to a planned event venue.
Ben and Chelsea Hatcher, owner of Old Homestead Farm in New Ipswich, appeared before the Zoning Board on Thursday, to discuss the proposal, prior to submitting a formal application.
The couple was granted a variance in November to build a pavilion and host events such as weddings, parties, reunions and events at the farm, but has yet to complete the Planning Board site plan approval process. While completing the conditions laid by the Zoning Board and preparing for the Planning Board process, Chelsea Hatcher explained that they had further conversations about amenities related to hosting weddings at the farm, namely a bridal suite for couples to get ready in.
While looking into the possibility of a suite, the couple became interested in expanding the idea and hosting several cabins on the property, which would be used for overnight stays for event guests.
Ben Hatcher said he would not rule out renting the cabins outside of wedding events, such as for and Airbnb-style stay, but would only entertain short-term stays, and not permanent tenancy. The couple proposed to the board building up to five cabins, including one larger one for a bridal suite, which would be tied into a foundation and include full electric and plumbing, including a bedroom, kitchenette and bathroom. The Hatchers said they turned to the town’s zoning code to determine how they should seek permission for such an arrangement, but noted that there was no one-size-fits-all section that the ordinance would fall under.
The couple met with the Zoning Board on Thursday during a conceptual hearing – an informal process that precedes an actual application – to discuss possible options, which included seeking a special exception under the town’s campground ordinance, seeking a variance to allow additional accessory dwelling units or multi-family units.
ZBA member David Lage noted that the town’s density control only allows one residence per lot in most cases. Upon reviewing the town’s campsite regulations, they reference tents and RVs, and not cabins, though the board acknowledged many campgrounds include cabins.
Ben Hatcher said he was not opposed to creating a space for tent camping for guests, with accommodation such as a portable toilet or shower, to supplement the cabins, if it helped to meet the campground definition, but would also want to have the cabins in supplement.
The board delved into multi-family and two-family, as well as accessory dwelling unit regulations, but agreed the Hatcher’s proposal did not perfectly fit any of those, even if they limited it to a single extra bridal suite, as they were not intended to be permanent residences.
The board discussed some options with the Hatchers, ultimately suggesting that they would likely have to apply for a variance to one of the existing ordinances, whichever one they felt they most closely fit.
The Hatchers agreed to research the issue and return to the board with a formal application. — Ashley Saari, Monadnock Ledger-Transcript
Barbi Dickison
Barbi Dickison joins Badger Peabody & Smith Realty as sales associate
At the age of 27, Barbi Dickison bought her first condo and for over 30 years has purchased other properties and managed her own properties as vacation rentals, all while working full time in other industries. Now, Dickison takes her real estate knowledge and has joined the firm of Badger Peabody & Smith Realty in Franconia as a Sales Associate. With an impressive background spanning diverse industries and continents, Dickison brings a wealth of experience and a passion for real estate to the firm.
Originally from the Midwest, Dickison’s career journey took her from Texas to New York City, and eventually to Rhode Island, where she spent 36 years before relocating to the North Country. With 40 years of experience in manufacturing across Asia, coupled with her dedication to real estate in her personal life, Dickison is poised to make a significant impact in her new role.
“We are pleased to welcome Barbi to our team at Badger Peabody & Smith Realty,” said Broker/Owner Andy Smith. “Her extensive experience in customer service and her passion for real estate make her a valuable addition to our firm. We look forward to her working with clients and customers and know she’ll excel in serving them as they look to sell or purchase real estate in the North Country and beyond.”
“There’s nothing I relish more than forging new friendships and connections with clients and customers.” Dickison said. She added, “I am eager to collaborate with an exceptional team at Badger Peabody & Smith Realty and to help clients and customers as they achieve their real estate goals.”
A plan for a 33-lot subdivision in New Ipswich was continued last week, with the developer planning to return with a new plan with possibly fewer lots on April 17. (Courtesy Photo)
New Ipswich 33-lot subdivision plan continued
Discussion of proposed 33-lot subdivision plan at the intersection of Maki Road and Appleton Road was continued again by the Planning Board Wednesday, though the last-minute request to continue by the applicant resulted in a split decision, with some board members saying the application should be denied without prejudice, and resubmitted at a later date.
The application for Brook Haven Farms includes the construction of a new road, which would cut through the property and have an entrance on Maki Road and one on Appleton. The lots range in size, but none would be smaller than two acres or have less than 200 feet of frontage.
Chuck Ritchie, an engineer for Fieldstone Land Consulting, representing Brook Haven Farms, appeared before the Planning Board on Wednesday to request a continuance of the application. He said following conversations with the town’s engineer, Bert Hamill, the applicant is working on a yield plan that would result in fewer proposed lots.
Ritchie requested at least two weeks to finish the new yield plan.
The application has been continued several times by the board, after having been first submitted in late 2023, and some board members expressed displeasure at this latest request coming only a day before the scheduled meeting on Wednesday.
“I have, in 25 years, never had an applicant do something like this, and quite frankly, I would be opposed to granting a continuance,” said board member Liz Freeman. She said the last-minute request was “not appropriate” and “doesn’t respect the Planning Board.”
Freeman suggested the board vote to deny the application, without prejudice, meaning the applicants can resubmit when ready.
Some board members agreed, with member Craig Smeeth noting he was “tired of getting kicked in the head” and member Tim Somero saying he would not want to see this pattern of behavior continue.
Other members disagreed. Select Board ex-officio Shawn Talbot said he heard the frustration, but said the board’s current schedule allowed for some amount of leeway in continuing the hearing.
Planning Board Chair Dee Daley noted there were costs associated with resubmitting an application, such as abutters being noticed, and that the fees were substantial with an application as large as this one.
Talbot motioned to continue the hearing to the board’s April 17 meeting at 7:30 p.m. The board agreed in a 4-3 decision, with Somero, Freeman and Smeeth opposed, and Talbot, Daley, Nicole Talbot and Bruce Ruotsala in agreement.
The board cautioned Ritchie that should his clients need to continue the hearing again, that the board should receive at least a week’s notice. — Ashley Saari, Monadnock Ledger-Transcript
A rendition of a proposed mixed-use building to replace the closed CVS on North Main Street, with a glass-fronted connection to Phenix Hall. (Courtesy photo)
Phenix Hotel project asks Concord to relax height rules
A major Main Street project, unsuccessful in getting a variance from the Concord Zoning Board, is asking the city to consider softening its rules on height requirements.
Mark Ciborowski owns Phenix Hall and is in the process of restoring the historic downtown building. He also hopes to turn the sister property next door, site of the former Phenix Hotel, into several floors combining retail, apartments and a rooftop bar. The hurdle is that, as planned, the new building violates two downtown zoning rules: it would exceed the 80-foot height maximum by eight feet and partially block views of the State House dome from the highway. Asserting that each floor of housing and the rooftop bar are essential to the financial viability of the project, Ciborowski sought, but did not receive, variances from the Zoning Board, which also declined to rehear his case Wednesday night.
Now Ciborowski is asking Concord City Council to consider weaving new, more flexible language into the zoning ordinance.
Beyond charting a path forward for the Phenix Hotel project, the amendment would encourage development downtown — a longtime city priority — by carving out more room for projects exceeding the height maximums downtown to get workarounds.
Ciborowski’s proposed amendment would make it possible for developments in the Central Business Performance Zoning District downtown to request a Conditional Use Permit. These permits create criteria for exemptions on projects that may not qualify for a general exception, or variance, from the Zoning Board.
Buildings would qualify for this permit if they only exceed the height limit to the “minimum extent necessary” and by no more than 10 feet, minimize shadow impacts, “provide a positive contribution” to downtown architecture and the city’s skyline and “respect views of the State House Dome.”
The proposed amendment is on the agenda for Monday’s City Council meeting, but councilors may or may not take any immediate action on it, according to the city manager’s office. — Catherine McLaughlin, Concord Monitor
The Lakes Region Facility in Laconia on Tuesday, Aug. 24, 2021. The state is requiring the buyer to pay cash for the 220-acre property. (Photo by Alan MacRae, NH Bulletin)
Buyer asks for more time to close $21.5 million Laconia land deal
The state’s chosen buyer for a $21.5 million land deal in Laconia has asked the state to delay the mid-March closing date to give her team more time to secure a new lender, according to the team’s spokesperson, Scott Tranchemontagne.
The first lender exited the project in late February because of deed issues that remained unresolved when its offer expired, Tranchemontagne said. He said the “Legacy at Laconia” team is in talks with another lender that it had planned to use for the construction phase of the project.
Commissioner of Administrative Services Charlie Arlinghaus, whose office is leading the sale, could not be immediately reached Tuesday evening to say whether he had granted the request from the buyer, Robynne Alexander, to close by April 5.
The state is requiring Alexander to pay cash for the 220-acre property that was once home to the Laconia State School and more recently a state prison.
The request of what would be a third extension will almost certainly raise concerns among Laconia officials, who’ve been hopeful about Alexander’s proposal to build 1,260 housing units and a 200-room hotel but also concerned about her ability to pull it off.
Alexander, of Manchester, has never led such a massive development; has been sued by multiple investors on other projects in recent years; and has a history of tax liens. Two of her properties were foreclosed on last year, according to court and county deed records.
The Executive Council is expected to move forward Wednesday on a related request from the Department of Safety to lease a building on the property should the sale go through. The building houses the state’s backup 911 emergency call center. The department is seeking permission to lease it for up to two years at $95,000 for the first year and $111,000 the second while it finds a new location. — Annmarie Timmins, NH Bulletin
