Planning board continues Granite Woods subdivision hearing after public concern over Hackett Hill access and TIF implications

The Hooksett Planning Board accepted jurisdiction on March 3 for Granite Woods LLC’s application to create a two‑lot subdivision and land condominium for the Lot 7 master site (approximately 60 acres) and a 10.29‑acre parcel shown as proposed Lot 72. The application described phasing for a large industrial building (a 100,000‑square‑foot first phase within an ultimately proposed 500,000‑square‑foot development), and said the subdivision and condo documents are intended to facilitate staged mortgage financing for phased construction.

Attorney John Cronin and project manager Rich Whitehouse (VHB) led the presentation and listed five waiver requests tied to driveway geometry, landscaping and deferred submittals. The board held a lengthy public hearing and public-comment period that drew multiple abutters and neighborhood residents who raised strong concerns about the proposed driveway access off Hackett Hill Road, potential wall heights, wetland impacts and the implications for the town’s TIF (tax increment financing) district.

Key technical points and board discussion

- Jurisdiction: The board voted to accept jurisdiction on the subdivision application (motion by Member Jim Sullivan; seconded; roll-call recorded). Several members later recused themselves from specific items as required by disclosure rules. - Driveway sight distance and location: Engineers said meeting Hooksett’s default commercial intersection sight‑distance (posted speed +5 mph) would require a driveway location that intrudes into wetland buffer and would likely need retaining walls. They presented multiple driveway profiles and argued the alternative of using AASHTO (national) sight‑distance at the posted speed (30 mph) would reduce buffer impact but still meet a recognized engineering standard. Several board members and staff urged minimizing wetland impacts and noted the Zoning Board of Adjustment had already granted relief for wetlands and a residential‑use variance for commercial use on part of the property. - Waivers: The applicant requested several waivers, including a reduced 2% grade distance for the first portion of a driveway, modified centerline radii for horizontal curves (to minimize wetland buffer impacts), and deferral of landscaping and condominium documents to a later submittal stage. The applicant also requested limited monumentation waivers for corners falling in wetland. - Public concerns: Neighbors described repeated traffic accidents at the Hackett Hill curve, potential 20‑foot exposed retaining walls that could face abutters, groundwater and blasting concerns, and uncertainty whether future uses of the rear parcel would be residential, commercial or industrial. Several speakers urged that the board not approve a new Hackett Hill driveway until the town had confirmed traffic safety and long‑term servicing (water, sewer) plans; residents also asked about the legal status of historic easements on parts of the site. - TIF and finance: Several board members asked whether subdividing and condominiumizing portions of Lot 7 could complicate the TIF district financing; the applicant said the financing approach (carving out parcels for mortgage purposes) would help enable phased construction and argued it did not reduce the town’s ability to realize incremental tax revenue under the TIF agreement. The applicant noted it had invested nearly $8 million in off‑site water and sewer work to enable development.

Votes and procedural outcome

- The board first voted to accept jurisdiction of the application (motion made, seconded; roll‑call recorded). The board then held a procedural vote on “regional impact” (pursuant to RSA 36:56); a motion to find potential for regional impact failed (board voted no). After extended public comment and discussion, the Planning Board voted to continue the public hearing to March 17, 2025, to allow the applicant to refine plans and address board and public concerns (motion passed by roll call).

What the board asked from the applicant

The board and staff asked the applicant to provide: a more detailed driveway design that minimizes wetland buffer impacts; clearer condominium documents or a plan for submitting condominium documents; greater clarity about intended uses on the rear parcel; engineering details about proposed retaining walls and any construction easements; and additional coordination with the town engineer and conservation commission. Several board members said they would prefer the applicant show access options that avoid Hackett Hill access before the board grants final subdivision approval.

Context and next steps

Granite Woods LLC will return to the Planning Board on March 17 with revised materials, and the board will continue its review. The applicant was informed that final approval will require full site‑plan details, condo documents or a waiver justification, and coordination with the town engineer and legal counsel on TIF and condominium arrangements.