Balsams Resort

Bill29

Maybe Les will generate power from steam produced by burning wood pellets.

mapnut

There’ll certainly be a lot of wood available after all those trails are cleared.

rickbolger

this just appeared in Snocountry, some zoning changes that will grease the slide a bit

Linky

New Hampshire’s Coos County Commission and Coos County Delegation have approved three zoning amendments that are essential to the Balsams Resort’s proposed redevelopment.

Les Otten, who is leading the Balsams redevelopment team, said, “We are pleased the Commission and Delegation unanimously approved these critically important zoning amendments. We are very grateful for all of the time and effort these community leaders have put into the review thus far. This is a very significant milestone for the Balsams and another major step towards the rebirth of this majestic property.”

The first approved zoning amendment creates a new Resort District in the area of the former Balsams Resort and surrounding recreation areas, and encourages further patterns of compatible development.

The second removes “Planned Development” as a type of Subdistrict requiring County Commissioner and County Delegation approval for a zoning change, and creates instead a process whereby the Planning Board can issue a Conditional Use Permit for Planned Unit Developments.

The third amendment contains numerous changes to clarify existing wording and requirements, to remove inconsistencies from the Ordinance, and to update the Ordinance relative to changes in state law.

Other project milestones thus far include receiving a Water Quality Certificate (WQC) under Section 401 of the federal Clean Water Act. The certificate grants The Balsams permission to withdraw water from the Androscoggin River for snowmaking at what could become the largest ski resort in the northeastern United States.

In addition to receiving this critical permit, The Balsams recently surpassed more than 175 reservations from people wishing to purchase Balsams Century Club property when it becomes available.

obienick

Excelent news.

z1000307470

<blockquote class=“Quote” rel=“obienick”>Excelent news.</blockquote>

Come on - this is all crap that will lead nowhere. They can talk about zoning and water and electric and it is all meaningless. Canadian $ is worth $.75US.There. Is. No. Market.

NewEnglandSkier13

Balsams Construction Postponed Again

Fall construction start date now delayed until June.

Wednesday, November 18, 2015, NewEnglandSkiIndustry.com

For at least the third time in the past year, the proposed Balsams construction start date has been delayed. According to New Hampshire Public Radio, developers disclosed the June 1, 2016 start date in a Coos County Planning Board last night. Developers are still working through the initial permitting process.

The project was originally slated to start on June 1, 2015, however developers cited the legislative process in obtaining state backed bonds as reason for delaying construction until late summer. The project was delayed again during the summer with a new groundbreaking date set for fall 2015.

Provident Bank is reportedly lined up to provide the $28,000,000 million state-backed Business Finance Authority loan. Additional government funds are reportedly expected to be used for the project.

The group is reportedly still hoping for a 2016-17 reopening. The resort has been closed since September 2011.

Meanwhile, lead Balsams developer Les Otten is opening a new restaurant with Aerosmith drummer Joey Kramer at Sunday River. Rockin’ & Roastin’ Café & Restaurant – At the Mountain is scheduled to open in December at the location of the former Phoenix House & Well. The new establishment will be a coffee house, restaurant, and bar.

www.newenglandskiindustry.com/viewstory.php?storyid=344

obienick

Not surprising.  Shovels weren’t going to touch the ground until all the ducks are in a row.  It took a lot longer than they expected to get their ZBA approval.

TomWhite

From the Union Leader:

Local & County Government

December 02. 2015 8:11PM

The Coos County Planning Board will vote on the fate of the Balsams Resort on Dec. 2. (John Koziol)

Planning Board green-lights Balsams development

By JOHN KOZIOLUnion Leader Correspondent

<aside class=“pull-left hidden-xs” id=“related-content” style=“width: 65%; clear: both; float: left;”>The Coos County Planning Board met at the Colebrook Elementary School on Wednesday where members approved the planned-unit development application for The Balsams resort in Dixville. (John Koziol)</aside>COLEBROOK – By a unanimous voice vote, the Coos County Planning Board on Wednesday approved the planned-unit development application of Dixville Capital LLC.The approval provides a framework for the phased redevelopment and new construction at The Balsams Resort in Dixville, which has been closed since 2011.The resort includes the grand hotel, the Panorama golf course and The Wilderness ski area, all of which would be improved and/or expanded under a vision presented to the planning board back in July by Les Otten.A former ski industry executive, Otten has proposed making The Balsams a year-round, world-class resort that would be based around what he has called “the largest and most technically advanced ski resort on the East Coast.”The ski area is part of the $145 million Phase 1 of the project which also calls for renovating the Dix, Hampshire, and Hale houses and the Panorama golf course and clubhouse; construction of a 500-room hotel, conference center, Nordic hot baths and spa, a performing arts center, and an open-air marketplace.As the market demands, future phases, which Otten has said could take decades to complete, would see the construction of up to 4,600 residential units.Because of the size and complexity of the Balsams project, both planning board members and Otten’s development team initially struggled on how best to present it for formal consideration. Several months into those discussions, the parties decided to use the county’s existing zoning regulations, and in particular the planned-unit development model.Although the board members all supported the rebirth of The Balsams – which also has the support of Gov. Maggie Hassan and elected and appointed officials throughout the North Country – they differed on how quickly to proceed with the review process.The matter was nearly brought to a showdown vote on Nov. 11 when it appeared that half the members wanted immediate action on the PUD application. Eventually, however, after consulting with the applicant, the planning board held two work sessions prior to Wednesday’s meeting during which it hammered out the conditions of the PUD approval.On Wednesday, both planning board members and the applicant received copies of the conditions for the first time, although Board Chair John Scarinza said there was nothing new that hadn’t been previously covered at a work session.Scarinza added that the board’s attorney found the conditions to be legally defensible and legally permissible, telling members to pause to read them in their entirety before proceeding with a vote on the PUD application.After approximately a 30-minute recess, Scarinza gaveled the board back into order and after some minor “wordsmithing” of the conditions, accepted a motion to approve the PUD.The chair then congratulated the Dixville Capital team, adding that he hoped to see them back sometime soon in 2016 with a site plan application for Phase I.On a separate but related matter, the planning board also unanimously approved a request by Dixville Capital to be able to obtain a certificate of occupancy from the state fire marshal’s office for the Hale House. The facility would be occupied by the development team, not the public.

</article> - See more at: http://www.unionleader.com/Planning-Board-green-lights-Balsams-development#sthash.ZA3AnZHG.dpuf

deleted_user_211

The Coos Loop may not be a hinder to the project. The main issue with the Coos Loop is not due to load but due to the large amount of generation in Coos County especially due to a lot of it that has been added recently such as granite reliable, and the berlin biomass plant as well as under construction generation such as jericho power. At certain times of year when customer load supplied from the Lost Nation and Berlin substations is low, much more power is being generated than consumed and power actually flows outbound of the Coos loop south and this instance is where the problem is the loop cannot handle much more generation. The balsams may actually help the situation with the coos loop by adding local load. The extra local load would soak up more of the Coos county generated power lessening the outbound load on the loop. More likely however is that the local NHEC distribution lines and substation may need upgrades to be able to handle it as well as possibly the 34.5 kv Eversource subtransmission line that runs from the bulk power Substation in Groveton and feeds the northwestern part of the county plus Canaan, VT both the Eversource and NHEC customers. Note that the southeastern side of the resort would likely be fed from the Errol area which is a totally different system that’s fed from the Berlin bulk substation.

TomWhite

ropeways.net | Home | 2016-01-07

Balsams Receives Wetlands Permit; Redevelopment Is On A Roll

Balsams ExpansionThe Balsams in northern New Hampshire has passed still another hurdle on its way to becoming what developers say will be the largest ski resort in the East. The redevelopment team, lead by Les Otten, has received a wetlands permit from the New Hampshire Department of Environmental Services.Earlier in the month, the Society for the Protection of New Hampshire Forests approved a request for an amendment to the conservation restrictions on land at the Balsams to allow the construction of two ski lifts and certain trails.The amendment requires specific mitigation that significantly enhances the protection of old growth forest and high elevation habitat.In exchange for permitting to build the lifts and trails, The Balsams will give the state and the Forest Society land and easement rights to protect 959 acres of critical wildlife habitat. This is in addition to 5,670 acres previously placed in conservation.“Dixville Notch’s natural wonders are the Balsams’ greatest assets,” Otten said. “Protecting and preserving this beautiful wilderness through responsible, concentrated development is paramount. This wetlands permit is a testament to our promise to develop in an environmentally responsible and sustainable manner and is the most significant milestone to date. We have taken a great leap forward in creating a year-round, world-class, destination resort which includes a major expansion of The Balsams Wilderness Ski Area.”Following the finalization of the financing package and the site plan review with the Coos County Planning Board, “later in the spring we hope to kick off the development,” spokesman Scott Tranchemontagne told SnoCounty.com.The Balsams’ project has been gathering momentum and support throughout 2015. In May, the state passed SB 30, allowing the N.H. Business Finance Authority to consider a $20 million loan guarantee for the project. In July, the project received clearance to withdraw water from the Androscoggin River for snowmaking, and in the past two months zoning amendments and planned unit development were approved.Source: “Snocountry.com”

NewEnglandSkier13

When I glanced at the paper this morning this was the feature article: https://www.bostonglobe.com/business/2016/02/27/les-otten-last-resort/VN2GEN9PMt48P82phacn3N/story.html front page on the Boston Sunday Globe

z1000307470

<blockquote class=“Quote” rel=“NewEnglandSkier13”>When I glanced at the paper this morning this was the feature article: https://www.bostonglobe.com/business/2016/02/27/les-otten-last-resort/VN2GEN9PMt48P82phacn3N/story.html front page on the Boston Sunday Globe</blockquote>

Another history lesson puff piece. Unless Otten has figured out how to move Balsams an hour closer into the US, its all baloney. By the way, in addition to saving Fenway, I heard he told Robert Kraft to hire Bill Belechick and draft Tom Brady. 

ski_it

Nordic hot springs? I don’t know what that is, but I’m sold on it.

TomWhite

ropeways.net | Home | 2016-03-16

Balsams Reopening Being Funded by Northern Pass The resort was sold to the present ownership to block the controversial transmission line. In his Monday testimony before the New Hampshire Site Evaluation Committee, Balsams developer Les Otten disclosed one of his investors is the Northern Pass. The Balsams property was originally sold to the present ownership to prevent the construction of the controversial power transmission line.According to Otten’s testimony, released by New Hampshire Public Radio, Otten disclosed that, “Northern Pass, through the Forward New Hampshire Fund, has invested $2 million in our project without strings. And we are discussing the potential for a more substantial investment by the Fund as Northern Pass progresses.” The Forward NH Fund claims it will “allocate $200 million over a 20 year period for projects associated with community betterment, clean energy innovation, economic development, and tourism.”Otten concluded his testimony in saying, “[l]et there be no doubt I favor the rebirth of the North Country - and I favor Northern Pass and the opportunities it will create - which may well endure for the next century.”BackgroundThe transmission line, proposed to run 192 miles from Canada through New Hampshire, was created as a partnership between Hydro-Quebec, Northeast Utilities (now known as Eversource), and NSTAR. A large opposition movement has emerged, citing environmental, visual, and eminent domain concerns.Northern Pass reportedly offered to purchase the Balsams for $3 million, however the Tillotson Corporation sold the shuttered resort to Balsams View, LLC for $2.3 million in 2011. The Society for the Protection of New Hampshire Forests then used anti-Northern Pass funds to purchase an $850,000 easement from the new owners, claiming it would block the transmission line. The new ownership subsequently auctioned 2,400 resort assets to generate funds.In late 2015, the directors of the Society for the Protection of New Hampshire Forests unanimously approved to waive its “restrictions that will forever protect the working forest” to allow the Balsams expansion to take place.The northernmost chairlift served ski area in New Hampshire, the Balsams Wilderness operated from 1966 until 2011, when the Dixville Notch Balsams Grand Resort was shuttered. While equipment has been sold and some hotel related structures demolished, the ski lodge and triple chairlifts remain in place.Les Otten’s Dixville LLC became involved in the project in early 2014. The $143 million Phase 1 construction has been repeatedly delayed. On May 20, 2015, Governor Maggie Hassan signed Senate Bill 30 into law, allowing the state’s Business Finance Authority to provide up to $30 million in taxpayer backed bonds to the project.The most recent projection released by the developers suggests a 2017-18 season reopening.Source: “NewEnglandSkiIndustry.com”http://www.newenglandskiindustry.com

obienick

My two thoughts on possibilities:

(a) Generate goodwill since the whole north of the state is opposed to the Northern Pass especially with respect to the proposed route in and around Dixville Notch; or

(b) Use their investment to somehow wrangle the property if The Balsams project goes belly up, thus minimizing the need to deal with landowners on alternate routes.

The cynic in me likes to think (b), but then Northern Pass would then get stuck with the landfill which is causing some trouble for getting investors.

obienick

Good Morning,

We are thrilled to share that we have received site plan approval for the restoration of the historic Hampshire House and Dix House. As you know, we had a great start to this year with the finalization of our zoning, Wetlands, and NHDES approvals. Since then our team has continued to work diligently to get us to this next important milestone in our rebirth.

Clearing this last regulatory hurdle allows us to begin the major restoration and renovation of the Hampshire and Dix Houses. The Union Leader ran a piece on our site plan approval Monday night. Learn more about what the vote means for us fromThe Union Leader.

I know that you are as anxious as I am for our Century Club Selection Event and we are getting closer with each approval. I am so excited to share our last two years of hard work with you.

I will reach out again soon with more news and updates. As always I am here to assist and am happy to chat by phone or email.

All the best,

Clay

Clay Smith Balsams Resort Liaison

riverc0il

Good grief. 

TomWhite

June 06. 2016 10:43PM

Elevation drawings show how the rehabilitated Dix and Hampshire houses would look as part of the expansion/renovation of the Balsams resort in Dixville. The Coos County Planning Board on Wednesday accepted the site plan application for the project as complete and will hold a public hearing on it in Colebrook on June 6. (Courtesy of Dixville Capital LLC)

County OKs renovations for Balsams properties

<p class=“byline” style=“box-sizing: border-box; margin: 0px; font-family: Tahoma, sans-serif; color: rgb(19, 15, 48); padding: 0px; line-height: 1.6em; font-weight: bold; font-size: 14px; min-height: 30px; background-color: rgb(255, 255, 255);”>By JOHN KOZIOL Union Leader Correspondent

COLEBROOK — The renaissance of The Balsams resort moved forward Monday, with the Coos County Planning Board approving site plans to rehabilitate the Dix and Hampshire houses. According to Scott Tranchemontagne, a spokesman for Dixville Capital LLC, the approvals were conditional and will be ironed out in time for the planning board’s July 5 meeting. Last month, the planning board accepted as complete the Dix and Hampshire house applications, which allowed them to be considered and acted on Monday.  The board’s latest action clears the way for it to decide whether a site application that would quadruple the size of the Wilderness Ski Area is complete, and if so, to schedule a public hearing on it. Shuttered since 2011, the Balsams resort offered visitors many world-class amenities, including the Wilderness and the Donald Ross-designed Panorama Golf Course. Since 1960, the Ballot Room in the Dix House was where the first votes had been cast in New Hampshire’s presidential primary. Two Colebrook natives purchased the Balsams from the Tillotson family. After they were unable to move the project forward, they reached out to former ski industry executive Les Otten in 2014. Otten has proposed expanding The Wilderness into one of the largest ski areas in the East. Phase I of the Balsams’ facelift includes that element as well as the rehabilitation of the Dix and Hampshire houses and the golf course and clubhouse, building a conference center, Nordic hot baths and spa, a performing arts center and an open-air marketplace. A portion of the cost of Phase I will be backed by a loan guarantee from the New Hampshire Business Finance Authority. ..

- See more at: http://www.unionleader.com/County-OKs-renovations-for-Balsams-properties-20160606#sthash.JyWn2eHM.dpuf

NewEnglandSkier13

Balsams Construction Postponed Again

NewEnglandSkiIndustry.com

The long awaited Balsams redevelopment has been postponed again, reportedly due to financing and permitting issues.

According to the Berlin Daily Sun, Dixville Capital spokesperson Scott Tranchemontagne said, “We’re now aiming for early fall — certainly starting work this year.”

The project was originally slated to start on June 1, 2015, however developers cited the legislative bond process as reason for delaying construction until late summer 2015. The project was delayed again during that summer with a new groundbreaking date set for fall 2015. More recently, a June 1, 2016 groundbreaking date had been suggested.

In order to obtain some $28 million in state financing, Dixville Capital will need the approval of the Business Finance Authority and Governor and Council.

In addition, there are rumors suggesting the Northern Pass transmission line project will need to move forward in order to unlock significant private funding for the project. Dixville Capital’s Les Otten has come under fire recently for accepting funding from Northern Pass’s Forward New Hampshire fund and reportedly pressuring local elected officials to drop their opposition to the transmission line.

Meanwhile, the New Hampshire Department of Transportation is in the process of constructing an $850,000 tunnel under Route 26 at the resort to allow snowmobiles and grooming vehicles to pass under the highway. The Department of Transportation also plans to conduct multi-million dollar road reconstruction projects inside the resort, prior to transferring ownership of the roads to the developers.

The northernmost chairlift served ski area in New Hampshire, the Balsams Wilderness operated from 1966 until 2011, when the Dixville Notch Balsams Grand Resort was shuttered. While equipment has been sold and some hotel related structures demolished, the ski lodge and triple chairlifts remain in place.

http://www.newenglandskiindustry.com/viewstory.php?storyid=455

bubblecuffer

Is it on?  Is it off?  Is it in limbo? Very curious.

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