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Vita Nuova Has Relied Upon Outside Sources for Information and Data Presented in This Report

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Vita Nuova Has Relied Upon Outside Sources for Information and Data Presented in This Report Implementation of The Process for Risk Evaluation, Property Analysis and Reuse Decisions Lakes Region Facility Laconia, New Hampshire December 2010 Prepared for: Completed by: U.S. Environmental Protection Agency The Process for Risk Evaluation, Property Analysis and Reuse Decisions Lakes Region Facility, Laconia, NH TABLE OF CONTENTS I. Executive Summary .................................................................................................................. 3 Project Intent ............................................................................................................................... 3 Risk Management Process and Outcomes ................................................................................... 4 Next Steps..................................................................................................................................... 5 II. Introduction.............................................................................................................................. 7 III. Preliminary Reuse Assessment ................................................................................................ 8 Property Characteristics............................................................................................................... 8 A. Subject Property ............................................................................................................... 8 1. Address/Location.......................................................................................................... 8 2. Parcel Description......................................................................................................... 9 3. Topography ..................................................................................................................10 4. Surrounding Land Uses................................................................................................11 B. Local Statutes and Regulations.......................................................................................12 1. Zoning ..........................................................................................................................12 2. Wetlands, Watercourses and Floodplain.....................................................................13 3. Stormwater ..................................................................................................................15 4. Historic Resources .......................................................................................................15 C. Existing Conditions ..........................................................................................................15 1. Site Access ...................................................................................................................15 2. Traffic Counts...............................................................................................................16 3. Onsite Circulation ........................................................................................................18 4. Utilities .........................................................................................................................18 5. Easements....................................................................................................................18 6. Property Improvements ..............................................................................................18 7. Building and Facility Systems......................................................................................23 D. Stakeholder Input............................................................................................................24 1. New Hampshire State Agencies ..................................................................................24 2. City of Laconia and Belknap County Boards and Commissions..................................25 3. Businesses, Community Groups and Other Individuals..............................................27 4. Community Input Session ...........................................................................................28 5. Additional Community Input .......................................................................................28 Regional Analysis.........................................................................................................................29 A. Local Demographics.........................................................................................................29 B. Local Economy .................................................................................................................30 C. Local Natural Resources ..................................................................................................31 D. Local Planning..................................................................................................................32 E. Regional Economy ...........................................................................................................32 F. Regional Planning............................................................................................................34 Real Estate Market Analysis........................................................................................................34 A. Open Space and Recreation.............................................................................................35 B. Available Land..................................................................................................................36 Preliminary Reuse Assessment (DRAFT – DO NOT CITE) Page 1 C. Commercial Real Estate Market and Land Uses..............................................................37 D. Residential Market and Land Uses ..................................................................................39 E. Institutional Market and Land Uses................................................................................41 Opportunities and Constraints Summary ...................................................................................42 A. Current Status..................................................................................................................42 B. Location............................................................................................................................42 C. Access and Visibility.........................................................................................................42 D. Parcel Size and Characteristics .......................................................................................43 E. Land Use Policies .............................................................................................................43 F. Real Estate Market...........................................................................................................43 IV. Land Use Concepts...................................................................................................................45 Scenario A: State Control/State Use...........................................................................................45 Scenario B: State Ownership / Public Uses ................................................................................47 Scenario C: Disposition for Development ...................................................................................49 V. PREPARED Worksheets ...........................................................................................................51 Worksheet #1: Establishing Project Goals .................................................................................52 Worksheet #2: Reuse Assessment .............................................................................................54 Worksheet #3: Property Recovery Actions ................................................................................66 Worksheet #4: Due Diligence .....................................................................................................68 Worksheet #5: Identifying and Prioritizing Redevelopment Obstacles....................................75 Worksheet #6: Identifying Potential Risks Associated with Redevelopment Obstacles and Actions to Resolve Information Gaps .........................................................................................78 Appendix A........................................................................................................................................ 1 Appendix B........................................................................................................................................ 1 Appendix C........................................................................................................................................ 1 Appendix D........................................................................................................................................ 1 Appendix E ........................................................................................................................................ 1 This reuse assessment is prepared for informational purposes only. Vita Nuova has relied upon outside sources for information and data presented in this report. Although all best efforts were used to confirm information and complete this report, no representation or warranties are made as to the timeliness, accuracy or completeness of the information contained herein or that the actual results will conform to any projections
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