By  Linda Magoon, Community Journalist, Granite State News Collaborative

Twin Pines Housing appeared before the New London Planning Board in January with a revised site plan to Long Meadow Commons, a 60-unit workforce housing project on County Road near New London Hospital.

The revised plan maintains the 60-workforce housing units spread among four buildings on land currently owned by the Cricenti family. The site plan, which had originally proposed a large courtyard in the center of the complex, has been replaced with a smaller cul-de-sac at the rear. A playground and pavilion, which was to be in the courtyard, has also been moved to the southern edge of the development.

Erin Lambert, civil engineer for Wilcox & Barton, Inc. said the changes will reduce the amount of impervious cover and reduce the cost for site work while allowing for more green space on the outside of the complex.

Other proposed changes to reduce the amount of impervious surface and the size of the development include seeking a waiver to decrease the number of parking spaces. Town ordinance requires two spaces per unit, for a total of 120 parking spaces. Because 40 units would be one-bedroom, Twin Pines is seeking 94 spaces, with 91 to be built immediately and the other three built with the construction of a community center. 

Parking space dimensions would also be reduced. Twin Pines is requesting a decrease from a 10-foot by 20-foot space to 9-feet by 18-feet and would eliminate approximately 3,000 square feet of pavement. Reducing impervious surface, such as pavement, reduces paving costs, according to Lambert, and has the added benefit, he said, of reducing the amount of stormwater treatment for the site. In comparison, Lebanon requires a 9-foot by 18-foot space and Hanover’s ordinance is 8-feet by 18-feet. 

“We’ve had a fairly strong history of seeing requests for a reduction in the number of parking spaces, but not the size,” said Adam Ricker, town planner and zoning administrator. “The size is something we’ll need to look at.”

The developer is also seeking to reduce the radius of the proposed cul-de-sac from 50 feet  to 35 to 40 feet. Twin Pines said it intends to seek input from the New London Fire Department to determine what is acceptable.

The results of a traffic study conducted by Wall Consultant Group were also discussed at the meeting. The traffic study concluded the “Proposed project will not cause or exacerbate any unreasonable congestion or unsafe conditions on the local roadway network and will not unnecessarily or unreasonably endanger the public’s investment in any local roads, highways, or related infrastructure” and that a traffic light will not need to be installed at the intersection. The study did recommend a sidewalk or pedestrian path be built to County Road, as well as the addition of electric vehicle charging stations, long-term covered bicycle parking, bicycle racks, and an electric bicycle charging station. 

Twin Pines Housing has received community support amongst area employers, including Tom Manion, president and CEO of New Hospital, and Colby-Sawyer College President Susan Stuebner, who have spoken in favor of the development. Although several residents expressed concern about increased traffic on County Road, loss of agricultural land, and the added pressure of 60 units on town resources, the majority of residents spoke in favor of the plan at the meeting. 

Ricker said the current market “favors this type of development,” and that “Residents are aware of the current housing market.” 

Andrew Winter, Executive Director of Twin Pines Housing said the proposed development has been an on-going conversation for several years and that “The New London Housing Commission has done a lot of legwork.”

The Planning Board voted unanimously to accept Twin Pine’s preliminary application. The Board plans to conduct a third-party review of the developer’s traffic study, and the design and capacity of the development’s proposed water and sewer system. 

Twin Pines intends to appear before the Planning Board Feb. 28 to present and discuss its final application.

This article is produced by a community reporter as part of The Community Journalism Project. For more information, and is being shared with the partners in The Granite State News Collaborative. For more information on the project visit www.collaborativenh.org/community-journalism-project