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Developers, regulators and the town spar over wetlands mitigation, road standards and bonds for AMSCO subdivision
Summary
At a June 1 Bartlett Planning Board meeting, AMSCO representatives described outstanding DES (NH Department of Environmental Services) requirements for a stream crossing and wetlands mitigation that conflict with town road standards; the board pressed applicants on water system completion, occupancy rules and whether bonds adequately cover remaining work.
Alec Tarberry, representing AMSCO, told the Bartlett Planning Board on June 1 that the company is working with NH Department of Environmental Services on a stream crossing and wetlands impacts for Phase 1 of the Stillings Grant subdivision. Tarberry said DES asked the applicant to minimize wetlands impacts and suggested moving the road in places—an option that could conflict with Bartlett's town road standards and require re‑engineering.
"What DES wants us to do does not work with the town road standards," Tarberry said, describing a plan DES shared that would require a retaining wall inside the road right‑of‑way. Town engineers and consultants, including Burr H. D. Phillips, PE, told the board they will ask DES whether the retaining wall can be pushed back out of the right‑of‑way or whether the applicant must seek waivers.
Tarberry said the applicant is considering a box culvert to address the stream crossing and minimize wetland disturbance. He described a lengthy regulatory review process with DES and noted statutory review windows can be paused by mutual agreement while issues are resolved.
Board members and the Stillings Grant HOA president, Jim Wilson, focused much of the discussion on water infrastructure, sequencing of building and occupancy permits, and bonding. Tarberry and others confirmed there are competing constraints: whether a tank lot counts as a buildable lot, where pump stations will be sited, and how many lots will be recorded once plans are finalized. Tarberry estimated Phase 1 would produce 18 lots and said the overall project totaled roughly 38–39 lots depending on whether a tank lot is counted as buildable.
"Rotten Rock is providing construction and infrastructure, and we split the proceeds of the land," Tarberry said when asked who will pay construction costs; he said the partnership is not yet fully executed in writing.
Several board members pressed for firm standards before the town issues building permits. David Shedd said he does not want to reach a point where houses have building permits or partial occupancy while water or road infrastructure remains unfinished. Jim Wilson, representing the HOA, said the HOA will withhold water service until DES inspects and approves the system.
Bond sufficiency drew repeated scrutiny. Shedd noted past bond reductions and questioned whether the remaining bond covers the cost of outstanding items such as a pump station that was not reflected in older cost estimates. Burr Phillips explained the bond process and said bond schedules list line items; Selectmen ultimately control the fiscal decisions including bond reductions.
The Planning Board unanimously voted to continue the AMSCO application to the July 6, 2026 meeting to allow applicants to provide updated engineering, DES responses and clarifications on bonding and water system sequencing.
The board emphasized the distinction between discussion and formal authority: Planning Board members may make recommendations and request joint sessions with the Selectmen, but they reiterated the Selectmen retain formal financial authority over bond amounts and reductions.
What comes next: AMSCO will work to provide revised plans and DES responses for the board and town consultants to review before the July 6 meeting. The board asked staff to coordinate any requested materials and to consider a joint conversation with the Selectmen about bond oversight if warranted.
