Author Archives: Dave

About Dave

My Dad and my Grandfather owned multi-family buildings in Boston and I learned a lot about investing in and managing real estate from a early age. I attended the Boston Publics Schools and worked at Logan Airport for Butler Aviation for a few years. I moved to New Hampshire in the mid 1980’s and along with a partner built and managed the Ela River Motel and complex on Route 11 in Farmington, NH for several years.  Next, I moved to North Hampton, NH after my Dad suffered a stroke and began managing commercial and residential properties in several seacoast NH towns and still do today.”

Kurt: 603.498.6896

email: [email protected]

 

Email: [email protected]      Phone: 603.834.3249

Update – Permits on Dover’s waterfront development

The city of Dover continues to work hard at securing necessary permits for the historic waterfront development project.  This long awaited waterfront initiative has had many obstacles.  The wetlands permit has not been secured.  These permits are necessary to secure the project.

Below is courtesy of the city of Dover

“City receives important permit from state
for bluff excavation

As part of the permitting required for the excavation of a portion of the bluffs on the waterfront, the City through its consultant Horsley Witten Group, prepared an application and detailed plans that were submitted to the New Hampshire Department of Environmental Services. On Sept. 1, 2017, the NHDES Alteration of Terrain Bureau granted to the City the Alteration of Terrain Permit AoT-1264.

The City is still waiting on the issuance of a Wetlands Permit from NHDES Wetlands Bureau for a wetland on the bluff that will be impacted by the excavation. Once that is obtained the bluff removal can proceed. We remain hopeful that the work can begin this fall.  “

Cheers Dave

Dover Waterfront Mixed Use Vision

Below is courtesy of the city of Dover

“CWDAC and City Issues Cochecho Waterfront Development RFQ

After many months of work by CWDAC, City staff, and the consultants, the Request for Qualifications to solicit developers interested in the waterfront was completed. CWDAC voted to approve the RFQ on September 19th and the RFQ was issued by the Purchasing Office on Sept. 19.

As part of the RFQ process there will be a preproposal meeting and site tour at 31 River Street on Thursday, Oct. 19 at 2 p.m. The RFQ submittals are due on or before Wednesday, Dec. 6, 2017 at 2 p.m.

CWDAC is interested in identifying developers qualified to propose and implement a mixed use development on the Cochecho River riverfront property that is consistent with CWDAC’s vision and goals.

The full RFQ can be viewed here: https://go.usa.gov/xncEg

 

CWDAC approves final Waterfront Design Guidelines

At its last meeting, CWDAC approved the waterfront design guidelines that will guide the type of design and construction that will be expected of any project that is proposed for the waterfront. These guidelines will also help the committee to evaluate developer design proposals to ensure a consistent quality of professional design and construction.

The guidelines are the result of months of work by the Design Guidelines Subcommittee: Dana Lynch, Carla Goodnight, Robbi Woodburn, Norm Fracassa, Matt Cox and Kim Schuman.

These guidelines provide standards for site layout, architectural design and materials and landscape design. From the beginning the committee wanted to have a graphic-oriented approach to the guidelines that would provide images, pictures and diagrams to represent the type of development to be expected. The guidelines for setbacks including such images can be seen below.

The full Waterfront Design Guidelines document can be found here:
https://go.usa.gov/xncE2”

Cheers

 

Message from the Chair of the Waterfront Committee


Below is a message from the city of Dover
“Dear Friends of the Waterfront,
It’s been several months since our last newsletter, but during that time the waterfront committee (CWDAC), city staff and our consultants have been very busy. We have accomplished a number of key items in our effort to redevelop the waterfront.

  • First and foremost the committee has agreed on an overall conceptual plan for the waterfront. A bird’s-eye rendering of this plan can be seen in the next section.
  • Second, we have selected a contractor to excavate the bluff on the south side of the development parcel along River Street. At its meeting on June 27, the Planning Board approved the plans for this project.
  • Third, we have approved the final design of the paddle sports dock and gone out to bid for the construction that could begin this summer.
  • Fourth, we have obtained the necessary wetland permits from New Hampshire Department of Environmental Services to allow the city to excavate the bluff and construct the dock.

We have also established a subcommittee to update and revise the Waterfront Design Guidelines. With the changes to the concept plan since our original design, we felt it would be important to have design guidelines that better reflect the new concept plan. Once established these guidelines will help the committee to evaluate developer proposals to ensure a consistent quality of professional design and construction.

Finally, the Committee has been preparing a Request for Qualifications for developers that we hope to finalize and release this summer. These will be finalized at our July meeting.

We look forward to seeing you at our next meeting on July 19 when we will have a discussion for both the developer Request for Qualifications and the draft Design Guidelines.

Your Chairman,

Jack Mettee”

Phase 3 Design Of The Dover Waterfront Development

Below is courtesy of the city of Dover:
“In support of the efforts of CWDAC and the city to redevelop the waterfront, the Dover City Council has approved a contract for $423,677 for Phase 3 design. This phase is very important since it includes the final design for the park and the public improvements to the site. The work tasks associated with Phase 3 include:
  • Preparation of 75 percent and 99 percent design and development plans of the waterfront, including site grading, shoreland stabilization and storm water management;
  • A boundary and topographic survey of the property;
  • Preparation of 75 percent and 99 percent design development plans of the riverfront park;
  • Assistance with the public dock bid;
  • Preparation of 100 percent construction documents for public site improvements and riverfront park;
  • Preparation of an updated remedial action plan;
  • Assistance with the RFQ and RFP process to solicit developers.
The field work associated with these work tasks has already begun. One change from the previous contract is that the lead consultant will switch from Union Studio to the Horsley Witten Group. The consultants that comprise the design team will remain the same, but due to focus of the work being primarily engineering, Horsley
Witten Group will be the lead consultant. The contract runs through June of 2018.”

Dover’s Waterfront Development Plan Is A Big Boost For The City

Below is courtesy of the city of Dover:
“At its April meeting, CWDAC officially endorsed the final Waterfront Concept Plan and asked Union Studio to prepare a bird’s-eye rendering of this concept.

This rendering would allow individuals to see the proposed plan in a more three-dimensional view, as seen above.

This plan calls for a total of 226 residential units, 9,000 square feet of commercial space and a 4,000-square-foot restaurant on the waterfront property. Of the 226 residential units, 138 would be part of multi-family buildings, 69 would be townhouses and 12 would be single-family residences. By proposing 64 covered parking spaces associated with the apartments on the east side of the parcel, the design allows the design flexibility to provide more green space.

As Committee Member Dan Lynch noted, “We were very supportive of this plan and rendering. We felt it provided a realistic, positive template which reflects the vision that the city has had for this site for a number of years”.

Committee Member Roberta Woodburn also noted that, “This rendering gives a tremendous sense of what the waterfront might look like and that is very exciting for us and the City.”

Dover’s 2017 Waterfront Update

Greetings, below is an update from the Dover city offices !

“Dear Friends of the Waterfront,
In spite of the recent wintry blast of snow and cold, spring really is around the corner and so is progress on the waterfront project. Although CWDAC did not meet in February there was still work going on.
The paddle sports dock design and permitting has been moving forward and we are hoping to see construction this summer. Union Studio presented the final concept plan for the waterfront at our meeting on March 21. The final public waterfront park design is nearing completion and an 80 percent design level plan was also presented at our last meeting.
In our last newsletter we discussed the plan for excavating the bluff on the south side of the site near River Street in order to make more land available for development. This excavation may also provide fill to raise the level of the northern half of the site to minimize flooding and accommodate sea level rise. The City has selected Severino Trucking to conduct this work which is scheduled to begin after local and state permits are obtained.
As part of this activity as well as dock construction, we have to obtain wetlands permits and to undertake an archaeological assessment of the site. Both these are under way and expected to be completed shortly.
Finally, CWDAC has two new members. Dane Drasher and Kyle Pimental have been appointed by the Mayor and Dover Housing Authority, replacing long time members Jack Buckley and Brian Gottlob.
We look forward to seeing you at our next meeting.

Your Chairman,

Jack Mettee

Waterfront committee reviews final
concept plan for mixed-use development
At our March 21 meeting, Union Studio presented a final concept plan for the mixed-use development.  See image above and also on the city’s website here.  While the concept plan was in its final stage, Jeremy Lake, of Union Studio indicated, “This final concept plan establishes a vision for the waterfront. However, depending on how the city moves forward with the final development this plan may be adjusted to meet market demands or other proposals that may be attractive, but not penciled out in the current plan.”
Like the initial concept this plan calls for a total of 226 residential units, 9,000 square feet of commercial space and a 4,000-square-foot restaurant on the waterfront property.  Of the 226 residential units, 138 would be part of multi-family buildings, 69 would be townhouses and 12 would be single-family residences.  The plan was reconfigured to allow more green space corridors to the waterfront and also allow for 64 covered parking spaces associated with the apartments on the east side of the parcel.  This allowed for more design flexibility to provide more green space.
Vice Chair Lynch indicated, “the Committee was supportive of this plan and felt that it provided a realistic, positive template which reflects the vision that the city has had for this site for a number of years.”
Barry Abramson of Abramson & Associates, who is working with Union Studio, noted that the preliminary plan would cost the city approximately $12.8 million in upgrades to the waterfront.  These upgrades and improvements could be phased to match the pace of development so the cost would not be felt all at once.  The improvements would include funds for the waterfront park development including docking facilities as well as infrastructure costs for roads, water and sewer to get the site ready for development.  The city would pay for these improvements through the Tax Increment Finance District that has been established in the waterfront area.  He also indicated that proposed development mix would provide a positive financial return.

If all goes according to plan, the city could issue a Request for Proposals for waterfront development later this year with the intent to have a developer on board in late 2017 or early 2018Dear Friends of the Waterfront,

In spite of the recent wintry blast of snow and cold, spring really is around the corner and so is progress on the waterfront project. Although CWDAC did not meet in February there was still work going on.

The paddle sports dock design and permitting has been moving forward and we are hoping to see construction this summer. Union Studio presented the final concept plan for the waterfront at our meeting on March 21. The final public waterfront park design is nearing completion and an 80 percent design level plan was also presented at our last meeting.

In our last newsletter we discussed the plan for excavating the bluff on the south side of the site near River Street in order to make more land available for development. This excavation may also provide fill to raise the level of the northern half of the site to minimize flooding and accommodate sea level rise. The City has selected Severino Trucking to conduct this work which is scheduled to begin after local and state permits are obtained.

As part of this activity as well as dock construction, we have to obtain wetlands permits and to undertake an archaeological assessment of the site. Both these are under way and expected to be completed shortly.

Finally, CWDAC has two new members. Dane Drasher and Kyle Pimental have been appointed by the Mayor and Dover Housing Authority, replacing long time members Jack Buckley and Brian Gottlob.

We look forward to seeing you at our next meeting.

Your Chairman,

Jack Mettee

Waterfront committee reviews final
concept plan for mixed-use development

At our March 21 meeting, Union Studio presented a final concept plan for the mixed-use development.  See image above and also on the city’s website here.  While the concept plan was in its final stage, Jeremy Lake, of Union Studio indicated, “This final concept plan establishes a vision for the waterfront. However, depending on how the city moves forward with the final development this plan may be adjusted to meet market demands or other proposals that may be attractive, but not penciled out in the current plan.”

Like the initial concept this plan calls for a total of 226 residential units, 9,000 square feet of commercial space and a 4,000-square-foot restaurant on the waterfront property.  Of the 226 residential units, 138 would be part of multi-family buildings, 69 would be townhouses and 12 would be single-family residences.  The plan was reconfigured to allow more green space corridors to the waterfront and also allow for 64 covered parking spaces associated with the apartments on the east side of the parcel.  This allowed for more design flexibility to provide more green space.

Vice Chair Lynch indicated, “the Committee was supportive of this plan and felt that it provided a realistic, positive template which reflects the vision that the city has had for this site for a number of years.”

Barry Abramson of Abramson & Associates, who is working with Union Studio, noted that the preliminary plan would cost the city approximately $12.8 million in upgrades to the waterfront.  These upgrades and improvements could be phased to match the pace of development so the cost would not be felt all at once.  The improvements would include funds for the waterfront park development including docking facilities as well as infrastructure costs for roads, water and sewer to get the site ready for development.  The city would pay for these improvements through the Tax Increment Finance District that has been established in the waterfront area.  He also indicated that proposed development mix would provide a positive financial return.

If all goes according to plan, the city could issue a Request for Proposals for waterfront development later this year with the intent to have a developer on board in late 2017 or early 2018″

Cheers!

Mixed Use Project: 226 Residential Units Considered For The Dover Waterfront

Below is courtesy of the City of Dover
“At our Dec. 20 meeting, Union Studio presented a preliminary concept plan for a mixed-use development on the 20-plus acre private sector parcel on the waterfront.  See image below.  While the concept plan appeared rather complete, Jeremy Lake, of Union Studio indicated, “This is just a preliminary concept plan, not a final plan.  There still needs to be much discussion before a final concept is completed.”

Dana Lynch, member of CWDAC, indicated that while the plan is a good first start, “We need to be sure that the final plan represents the full vision that the city has had for this site for a number of years.  We will continue to work with Union Studio to be sure the final plan matches this vision.”
The preliminary plan calls for a total of 226 residential units, 15,000 square feet of commercial space and a 4,000-square-foot restaurant on the waterfront property.  Of the 226 residential units, 145 would be part of multi-family buildings, 69 would be townhouses and 12 would be single-family residences.
Lake and committee members have indicated that this plan is a starting point and that any developer selected by the committee to develop the property may play a significant role in determining the final development program.
Barry Abramson, of Abramson & Associates, who is working with Union Studio, noted that the preliminary plan would cost the city approximately $12.8 million in upgrades to the waterfront.  These upgrades and improvements would include funds for the waterfront park development including docking facilities as well as infrastructure costs for roads, water and sewer to get the site ready for development.  The city would pay for these improvements through the Tax Increment Finance District that has been established in the waterfront area.  He also indicated that proposed development mix would provide a positive financial return.
If all goes according to plan, the city could issue a Request for Proposals for waterfront development later this spring with the intent to have a developer on board later in 2017.
A development agreement could be in place in 2018 and work could begin in 2019 after all necessary plans and permits are in place.  Part of the preparation for the site could begin this spring with the excavation of the bluff along River Street.”

Dover’s Waterfront Update

Greetings, time for an update on our historic waterfront development.  The Dover waterfront project is the biggest real estate undertaking in decades for the town of Dover.  Many residents have volunteered long hours to help with this project and continue to contribute.  Below is a letter & update from the Waterfront Advisory Committee.

“Dear Friends of the Waterfront,
As we begin 2017, there is a great deal of activity occurring on the waterfront project.  Much of this effort has been in developing the final design for the waterfront park.  As you know, we have a conceptual plan for the waterfront park that includes trails, water access and a large public plaza area at the bend in the river.  We are also putting together the final plans for a rowing dock.  The Park Design Subcommittee has been helping with this process and the subcommittee conducted an on line survey to determine what types of activities Dover citizens would like to see in the park.  The results of this survey can be found below.
Another major initiative has been the development of a preliminary concept plan for the future private sector portion of the waterfront.  At our December meeting, Union Studio presented CWDAC (Cochecho Waterfront Development Advisory Committee) with a mixed-use plan that includes a mix of residential types, commercial space and a restaurant.  The details of this plan can be found in the subsequent article.  The waterfront committee will further discuss this plan at our next meeting.
Finally, CWDAC has put into motion a project to excavate the bluff area along River Street.  Union Studio recommended this action last fall, because it would allow for more developable land as well as increase the green space along the Cochecho River which would tie Henry Law Park to newly the proposed waterfront park.  At its next meeting CWDAC will select a contractor for this work and will ask that the city council enter into a contract with the contractor.  Work could begin this spring.
We look forward to seeing you at our next meeting on Jan. 17 when we will have a discussion with Union Studio about the proposed waterfront concept plan and the Park Design Subcommittee about the status of the park design.

Your Chairman,

 


Cheers!

 

Dover Waterfront Update

Happy Thanksgiving!
Below is an update on the waterfront real estate development project in Dover.
Courtesy of the town Offices
Welcome to the 13th edition of the waterfront newsletter.  Since our last newsletter in September the Cochecho Waterfront Development Advisory Committee (CWDAC), our consultants Union Studio and city staff have been working diligently to move the waterfront planning process forward.
Much of our effort has been in developing the final design for the waterfront park.  A number of issues have to be taken into account.  These include the effect of sea level rise as well environmental constraints such as those posed by sensitive intertidal species that were discovered during the natural resource survey of the intertidal area.  A Park Design Subcommittee has been appointed by CWDAC to work with our consultants to come up with a preferred design.  We are fortunate to have members of CWDAC on this committee who are highly qualified landscape designers.  The subcommittee has met several times including a meeting with key stakeholders to ensure broad input into the final design.  See below for more on this process.
In addition, to the park design process, our consultants have been working diligently on putting together the necessary documents and applications for permitting.  We will need to obtain permits for dock construction, park design and construction, and site grading to prepare the waterfront site for development.  We will also need to have a approved permits for partial removal of the bluff.  We have had several pre-permitting meetings with numerous state and federal agencies to ensure that the eventual permit process goes as efficiently and smoothly as possible.
We look forward to seeing you at our next meeting on Dec. 20 when we will have a discussion with Union Studio and the Park Design Subcommittee about the status of the park design as well as a more detailed overall conceptual site plan for the waterfront.

Your Chairman,

Lead Paint A Big Concern

There continues to be more news in the seacoast area of NH regarding lead paint issues.  Important for real estate investors to stay informed about federal lead paint requirements.  A couple years ago, A colleague of mine had to complete a lead paint abatement of an income property.  Sadly, a tenant had tested positive for lead poison. He was required to abate both apartments (entire building) and this was extremely costly. He was able to obtain some grant money from the state of NH but overall it was very expensive and emotionally draining. More importantly, the lead levels dropped significantly after the abatement.

In this case, fortunately he had the tenants fill out the federally mandated lead paint form and issued the lead paint informational packet prior to leasing. This form and packet is required for sales as well. Non compliance is serious and the landlord or homeowner can be held liable.  The fines for non compliance are very severe.

This federal law is broad and touches on many factors. Just too much to try and cram into a blog. However:

http://www2.epa.gov/lead/lead-laws-and-regulations

is a good site for more information.

* Lead paint disclosures and law applies to homes built prior to 1978.  Also, if your concerned about lead paint in your home you can purchase a lead paint testing kit at many home construction stores.