[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6267864,"mediaKeyId","3061705-d1563e78c4ea463b91ecc0ffd5fee836","parentId",3061705,"title","Planning board approves BICO LLC conditional use permit for Page Street housing, revokes prior boundary-line plan","audioSeconds",5380,"startMs",224000,"endMs",5604000,"viewUrl","/Search/View?dp=1&key=3061705-d1563e78c4ea463b91ecc0ffd5fee836&start=224&end=5604","thumbnailUrl","https://assets.pipeline.soar.com/3061705-d1563e78c4ea463b91ecc0ffd5fee836/thumbnail_224000.jpg","articleUrl","/articles/6267864/Plymouth/Grafton-County/New-Hampshire/Planning-board-approves-BICO-LLC-conditional-use-permit-for-Page-Street-housing-revokes-prior-boundary-line-plan","mediaUrl","https://secure.pipeline.soar.com/6267864-1fc33e51fcb21612852c1f0bd6675459/orig.mp4?Expires=1771151711&Signature=ohrvbNCxG~4mX83COQJHiewWW7vTPMBhv4dHcO2~1fc0QcP8sYz~U8vMAXb9hdro909KaQew6vgNyofY5espQBDZ0r3YWyqY6i6RbVcRceGXcP7eNXMqebORGGQn1EWjhFiP-MPZI~fWG7iSfaTYfpgPLAuEDL23tJ02b2tcef2r80RnbZHR8HauWIlQAdeNwfVmYPIof90rYdnirgsaBTcoB7RGRVPBCZmUMqMPzMmEhk59sAQYdbZDLowdasNesAAL9Vu-JFhYO9WkflfZNidVZJDoDYOjdMZjTbwXTG6uyrQovaRumV7BFkqNInSFtec6rVzILgatjLr0KKqZIA__&Key-Pair-Id=KUT5TJCACFTXG","author","Plymouth, NH","date","2025-04-18T18:21:41Z","article","The Plymouth Planning Board voted to approve a conditional use permit for BICO LLC to build a residential development at the end of Page Street with access from Crescent Street and to revoke a previously recorded 2023 boundary-line adjustment so the applicant can merge parcels as part of the project.

The plan, presented by Harry Blackie of BICO LLC, calls for five two-family houses and one single-family house (11 dwelling units total) on what the applicant said will be 1.69 acres after the lots are merged. Joseph, a town planning staff member, introduced the application as “a request for a conditional use permit in accordance with section 401.1 of the zoning ordinance.”

Board members and the applicant spent substantial time on life-safety and site infrastructure details. The town’s fire chief confirmed to staff that the project meets his operational requirements—specifically a 14-foot gated emergency access, a 20-foot roadway section with reinforced sides at grade, and a 30-foot turnaround depicted on the plan. The applicant told the board one garage wall that would sit closer than the 15-foot building-separation requirement will be built with fireproof construction to meet the fire chief’s standard.

Traffic, drainage and snow management were recurring concerns. The developer said the proposed residential layout will have less impervious surface (about 52% of the site) than a previously approved self-storage plan (about 67%) and that the design retains an earthen berm between the former gravel pit/pond and Page Street that historically has prevented pond overflow onto the road. The applicant offered to require a registered professional engineer design the site drainage and certify the as-built drainage system; the board conditioned approval on a drainage plan review by the town engineer and required escrow for that review.

Abutters raised legal and access concerns during public comment. Donna Patton, who identified herself as an abutter, told the board she had previously supplied the planning board with “deed restrictions” for the property and read aloud that the deeds include “drainage and fence easements” and a declared vegetative barrier. Joseph told the board easements and deed restrictions are enforceable civil instruments and typically are a private matter between parties. The board noted the existence of those recorded easements and considered them when setting conditions.

The board’s conditions of approval include: (1) the applicant must submit a drainage plan designed by a registered professional engineer, fund the town’s engineering review via escrow, and address any comments raised by the town engineer; if comments cannot be addressed the applicant must return for a compliance hearing; (2) the applicant must provide an easement acceptable to the select board to accommodate turning movements for the highway department at the end of Page Street to ensure snow removal and safe turning; (3) the previously approved boundary-line adjustment must be revoked and the parcels merged administratively as described in the staff report; and (4) the applicant must obtain all other required permits (building, sewer, water) prior to development.

At the close of the conditional use hearing the Planning Board voted to approve the permit “with the conditions as noted.” The board separately approved the applicant’s requested revocation of the previously recorded boundary-line adjustment under RSA 676:4-a, which will revert the lots to their pre-2023 configuration and allow the applicant to submit a voluntary administrative merger afterward.

The applicant said the development model will mirror their Crescent Street project: homes sold with the land leased (monthly land-lease payments to cover landscape maintenance, snow removal and related services) and a mix of home types intended to serve multiple market segments (single-story, 1.5-story capes and two-story homes). The developer told the board construction will rely on town sewer and water capacity that the departments have confirmed is available and that snow removal on-site will rely on a heavy snowblower unit used successfully in nearby development.

The board debated but declined to require a formal development agreement; members instead built enforcement protections into the approval via the town engineer’s drainage review, the escrow condition, and a compliance hearing clause if the engineer’s review raises unresolved issues.

The conditional use permit and the revocation are subject to any statutory appeal periods and to the town engineer’s review as required by the approval. The board instructed staff to coordinate the recording of the revocation after the 30-day appeal period required by statute.","mediaType","Video","parentTitle","Plymouth Planning Board - 4/17/25","oneSentenceSummary","The Plymouth Planning Board voted to approve a conditional use permit for BICO LLC to build a residential development at the end of Page Street with access from Crescent Street and to revoke a previously recorded 2023 boundary-line adjustment so the applicant can merge parcels as part of the project.","taxTitle","Plymouth, Grafton County, New Hampshire","taxId",61623,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6267859,"Planning board approves 92.4 kW Pine Gate Cooperative community solar array with development-agreement condition",1244,6072000,7316000,"/Search/View?dp=1&key=3061705-d1563e78c4ea463b91ecc0ffd5fee836&start=6072&end=7316","https://assets.pipeline.soar.com/3061705-d1563e78c4ea463b91ecc0ffd5fee836/thumbnail_6072000.jpg","/articles/6267859/Plymouth/Grafton-County/New-Hampshire/Planning-board-approves-924-kW-Pine-Gate-Cooperative-community-solar-array-with-development-agreement-condition","https://secure.pipeline.soar.com/6267859-e3980e6d3739807da779d346da34dcd1/orig.mp4?Expires=1771151711&Signature=dreEKsgmewjggfWO5krfTmU3P8pjxZyOD6wU2NJ92SztW5WvxfUrZDi-KS68LVx2br8s6bdZ78VCgPMuX6zUJiksDRgsGwkQ5DI88pMbA8eOYwFP3tp2XIdqdJrY1o~q8zm4Kpl0NlTPxBz26Iy3T~BWjfgbe3HmY~TEDmzBdqI6o1XjNlN6phEWTykI~5ok4vb2xrcZVjlBgvMIBHJFhOxVy92yhsqNy-5FrDlho8BNnqZMsf430PXK2OyEEZr1IzgQWL30R1fxSJuz6oSmOtKb29IfksJVeb1ZVnaZwIRKeXhrWvyzgho-5-pcDVBP57T0lp0LxR1zNZr3u6KnIA__&Key-Pair-Id=KUT5TJCACFTXG","The Plymouth Planning Board accepted and approved a site-plan review application for a 92.4-kilowatt accessory community solar array serving the Pine Gate Cooperative mobile home park at 52 Beech Hill Road.

Carlson Swafford of the Energy Institute at Vermont Law and Graduate School presented the plan for Pine Gate Cooperative and said the array will be community-owned and provide credits or payments that benefit cooperative members. He told the board the array will be transferred to Pine Gate Cooperative after energization and that operations and maintenance are built into the cooperative model. Swafford said the project was selected to receive $400,000 from a New Hampshire program for low- and moderate-income residential community solar projects.

Technical details were reviewed on the record. The applicant described the array as 92.4 kilowatts and said the steel racking will be hot-dip galvanized rather than painted. Barrington Power’s project manager, Ted Vanzant, said the layout will be similar to previously built community arrays in the region and that panels will be tucked in behind existing trees where possible. The project team noted there are existing utility easements along Beech Hill Road; the New Hampshire Electric Cooperative, listed on the plan, will be party to the interconnection process.

Departmental review produced no outstanding objections, and the Zoning Board of Adjustment had already granted a special exception for accessory structures in excess of three and for an eight-foot fence where the ordinance would otherwise limit fence height. During the Planning Board discussion the applicant noted the site will require tree clearing in places but that a screen of trees will be retained between the road and the array where feasible.

A member of the public from Beech Hill Road asked about the array’s size; the applicant described it as roughly one-third to one-half the size of the airport array previously installed for the town and confirmed construction intends to begin in May with completion target in October, subject to equipment lead times and permitting. The applicant said construction traffic will be limited to a small number of pickup trucks for a few weeks; long-term maintenance traffic is expected to be light.

The board approved the site-plan application with two conditions: the applicant shall execute a development agreement with the town capturing roles and responsibilities, and the applicant shall obtain all required permits, including building permits and any required utility approvals, before construction begins. The board also asked for an as-built submission once construction is complete so town staff can confirm that the installed drainage and site elements match the approved plan.

Swafford told the board the array will provide a net financial benefit to Pine Gate Cooperative members: the cooperative will sell generation into the grid under the New Hampshire Electric Cooperative interconnection and distribution arrangement, and the proceeds will be allocated to the cooperative members who opt into the program.

With those conditions the board moved to approve and then voted in favor, allowing the project to move toward permitting and construction this season.","The Planning Board accepted and approved a site plan for a 92.4-kilowatt community solar array to serve Pine Gate Cooperative, conditioned on a development agreement with the town and required permits. The project received a $400,000 state grant and is planned to be installed this construction season.","actionData","errors"]

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Planning board approves BICO LLC conditional use permit for Page Street housing, revokes prior boundary-line plan

Planning board approves 92.4 kW Pine Gate Cooperative community solar array with development-agreement condition