Shorter setback, keeping sidewalk funds in escrow approved for 8-unit cluster subdivision on White Oaks Road

LACONIA — Plans for an eight-unit cluster subdivision built by Brady Sullivan Properties on White Oaks Road continue to move forward after the city’s planning board approved two waivers for the project at their meeting on Tuesday night. 

The eight-unit cluster subdivision will include ranch-style homes on a 17-acre plot of land along White Oaks, a less densely-populated area of the city near the Weirs. This particular plot of land is located not far from Langley Cove.

At the Sept. 2 meeting of the planning board, during a conceptual presentation, engineer Jon Rokeh of Rokeh Consulting said the project is related to the broader Langley Cove development, and would be serviced by municipal water and sewer, and include a private road and drainage system. The eight homes would be three bedrooms each with a garage, and would line one side of a driveway and cul-de-sac.

“When we were originally doing the Langley Cove permitting back in, like, 2008, there was a requirement for a secondary access, and they did not have anything worked out with Paugus Woods at the time, so they had purchased this piece of land,” Rokeh said in September. 

“This parcel was kind of relegated as an extra until now.”

Since the September meeting, the application has been reviewed over four sessions with the city’s Technical Review Committee.

At the meeting Tuesday night, members of the planning board approved a waiver for a smaller setback distance, reducing the number of feet from 75 to 40, as is allowed by city ordinance in the area. The board also agreed to make an exception set aside funds in escrow the city could eventually use for the construction of sidewalks along White Oaks at that parcel.

If the city never builds sidewalks there, the funds in escrow would be returned to the developer, 553 Weirs Blvd LLC.

“We’re not encroaching on any wetlands, or wetland buffers, or impacts, or anything,” Rokeh said at the meeting. “We’re up on top of the hill.”

The homes, when constructed, will be retained by Brady Sullivan Properties, but could be sold at any time, hypothetically. Houses will be similar to those constructed throughout Paugus Woods, where there’s 45 or 50, Rokeh said.

“It’s going to be the same thing as Paugus Woods, where they could be sold at any time,” he said. “They’re all individually-owned, individual houses, but [Brady Sullivan Properties] is going to retain ownership of all eight of them at once.”

The remaining land that isn’t developed will be common.

Keith Dube of Weirs Blvd said he lives near this development, and is concerned about water quality at Langley Cove and Langley Brook.

“I’m very concerned about the cove, it’s in deterioration,” Dube said. “I’ve been there for 14 years, and just in that time span, I’ve seen it change drastically.”

Dube referred to a 2023 drainage analysis and hydrologic assessment of the Langley Brook catchment conducted by FB Environmental, which suggests human activities in the Langley Brook watershed have generated additional loading of nitrogen, phosphorus and sediment into the stream each year.  

“Where there is now 6 inches of water at high water in the spring, full-sized boats used to dock there. There’s 6 inches of water now,” Dube said. “When I moved there 14 years ago, there was about 18 inches in the spring — 6 inches now.”

“We figure there’s about 6,000 yards of sediment, due to upland development, that’s gone into that cove — that’s destroying it,” he said.

Randy Rockwood of White Oaks told members of the planning board he lives on 18 acres, and pays his taxes.

“I’m just watching everything just get built up around us,” Rockwood said. 

Planning board member Gary Dionne said he’s sensitive to the points made by Dube regarding the protection of Langley Cove. 

The board approved the waivers 3-to-2, with members Gail Ober and Dave Ouellette opposed. 

“Having said that, the regulations permit what is being asked for, so that’s why I plan to vote for it in, spite of the reservations,” Dionne said.