WATERFORD CUTS ITS 600 UNIT DEVELOPMENT PLAN BACK TO 487 UNITS AND FACES OPPOSITION AT A DECEMBER 15, 2005 PLANNING BOARD MEETING

On November 5, 2005, an article written by Mark Hayward, reporter for the Manchester Union Leader, revealed that the latest Waterford Development project had been reduced to 487 homes. Hayward noted that Robert Shapiro, Waterford Executive Vice President, said the redesign is "geared to the current market demand."

The general plan of the project, known as "The Neighbors at Woodland Pond", is shown below in a detailed map presented to the Manchester Planning Board on December 15, 2005 at a public hearing. (Return to the "orientation map" and legend on the home page of this Web site to see the location of the proposed development (#10 on the map) relative to other features of the Hackett Hill area.) The complex application plan showed 150 luxury condominiums in multistory buildings, 64 eight-plex garden-style units, 198 townhouse-style units and 75 single family style condominiums, as well as a central clubhouse. According to Hayward's article,Waterford predicted the development will increase the City's tax base by $153.88 million.

As seen on the detailed map, buildings and roads occupy nearly all of the land that comprises Manchester Tax Map Lot 16. The former owner, Alliance Resources (Catholic Medical Center), retained possession of a small portion of the lot, titled "Remaining Land" on the map. Not shown on the map is a massive water tower that will be built on the property.

A new feature of the planned development is the construction of an extension of Countryside Boulevard into the property. As the map shows, the extension would separate Hillcrest Terrace Retirement Community from part of Waterford's single family homes "community" (note streets titled "White Pine Ln" and "Blueberry Dr.") Also, part of the road extension will border on the Nature Conservancy's ecological Preserve, and some of the buildings will be very close to the TNC property line.

Waterford's presentation provoked numerous questions and comments by the Planning Board and members of the public, and it was noted that several letters had been received by the Planning Department and Planning Board regarding the development.

Waterford had presented a Traffic Impact and Site Access Study (TIAS) for the development. It can be noted on the orientation map that the planned development is at the end of a traffic cul-de-sac (Countryside Boulevard) and that traffic from all of Waterford's development projects, Hillcrest Terrace, and Countryside Village (an apartment complex) must feed onto Countryside Boulevard and then primarily to Route 3a via Hackett Hill Road. In addition, Route 3a, which already has considerable traffic, will shortly be receiving traffic from a giant Wal-Mart to be built just north of the Manchester-Hooksett border.

A letter had been sent to the Manchester Planning Department about this situation by Tim White, the Senior Transportation planner for the Southern New Hampshire Planning Commission. He felt that "the TIAS should be redesigned to produce the information required for a full understanding of the impacts of the proposed residential development on traffic in both Manchester and Hooksett." A Hooksett city official also questioned traffic considerations and requested that the Waterford hearing be left open, that is, not voted upon, at the current meeting.

Others questioned other impacts that the development project would have. Two abutters to the property, whose homes are on Dunbarton Road in Goffstown, noted that their property and lives would be adversely affected by the development. Todd Connors, a member of the Planning Board, wanted further information on how the developers planned to handle the likely development-caused appearance and proliferance of invasive plant species, particularly Phragmites - a concern since the development is located in such close proximity to The Nature Conservancy's Preserve. He felt that the conceptual schemes for the project should include areas that lie north and south of the lot to be developed, and requested that this information be presented at a subsequent meeting.

Pat Mattson, who represented the NH Sierra Club, explained that the lot to be developed had very high ecological value. She noted that it is an "animal corridor" connecting undeveloped land to the north and south, and was thus highly prized by environmentalists. It is likely that deer, moose and possibly black bear presently make use of the land passage. She noted that the lot was proposed by the EPA as a "secondary mitigation site" for the widening of I-93, that the selection had been based on a study that involved professional biologists from the NH Audubon Society, among others, and that the Sierra Club and the NHDES had independently recommended to the NH Department of Transportation that the lot be chosen for mitigation. (Although the proposed secondary mitigation did not occur, the environmental value of the land can nevertheless not be questioned.)

Mattson also inquired as to what degree Waterford's development plans would affect public access to the TNC Preserve. A large beaver pond and dam lie within the Preserve near the development. Although the integrity of the pond may be threatened by the impending development, at present it is highly appropriate for environmental education. The aerial map that appears here shows the close proximity of the beaver pond to the proposed building complex. (Compare with detailed map above.) It is also possible to see Waterford's approved development complexes-in-progress to the north and south of Countryside Boulevard. Mr. Shapiro responded that "The Nature Conservancy doesn't want people on its property."

Importantly, the Planning Board also received a letter from The Nature Conservancy about the Waterford plans. TNC had several concerns. It was noted that private land owners, the City of Manchester, the NHDES, and the U.S. EPA have worked together to create the 600 acre preserve, and that the City of Manchester has contributed $2 million dollars of the total $2.3 million that was required, as part of its SEPP agreement. It was also noted that a portion of the proposed development is in close proximity to the Preserve and drains directly into the Manchester Cedar Swamp Preserve.

TNC felt that comments about the development that they submitted to Waterford in 2004 were not reflected in the current subdivision plans. They noted there are "construction risks" since the major road in the development is right along the TNC property line. Also silt fencing and grading for the road appear to be planned for the TNC property, and a retention pond and a four story building are proposed to be constructed within a few dozen feet of the line. TNC also felt there should be long range plans to monitor the development for invasive plant species and that a natural buffer of 300 feet should separate development from conservation areas. They also felt that the wetland buffers shown on the plan for the property should be extended from 25 to 100 feet, and noted that all buffers should be naturally vegetated areas.

*******

The Manchester Planning Board agreed that the hearing for the Waterford project be left open. The application was scheduled to be discussed next at a January 12, 2006 public meeting of the Board.

HOME