Latest Hypertherm Campus News
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March 23, 2009Approval Granted for Heater Road Project
Hypertherm is happy to have received planning board approval for its Heater Road project. The approval, granted this month by the Lebanon Planning Board, gives Hypertherm one year to obtain a building permit and another six months to begin actual construction. If needed, Hypertherm may request a one-year extension.
Our project covered numerous issues including: traffic mitigation; drainage, floodplain, wetland, and fire protection; landscape buffers; site lighting and accessibility; water supply; wastewater discharge; biking paths; landscaping, and more.
Overall we were pleased by the thorough review and thoughtful consideration given to this project by the Lebanon Planning Board. We believe the dialogue and interaction that took place between Hypertherm and the board has resulted in a truly great project that will benefit the entire community.
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February 18, 2009The Planning Board Meeting February 9th
The Hypertherm Design Team was back before the Lebanon Planning Board for our fifth meeting. We made good progress going through some of the remaining issues, which included:
1. Traffic at Heater Road and Route 120 2. Flood zone impacts 3. ParkingLet's begin with traffic. Since our last meeting on January 22, the City received an assessment of traffic impacts from the New Hampshire Department of Transportation (NHDOT). While confirming our projections, NHDOT is seeking mitigation from the affects of increased traffic. The department is suggesting steps be taken to limit problems at the exit 18 off-ramp. Specifically, they would like to see an underground sensor installed underneath the off-ramp. The sensor would let traffic officials know whenever the exit 18 backup reached a certain point. The state's Traffic Management Center could then adjust the time sequences of the light at the off-ramp and Route 120 and turn on an electronic warning sign to notify approaching traffic of the backup.
After much discussion, the board indicated it would likely be satisfied with the NHDOT's conditions for mitigation, as well as our new measures on Heater Road.
Traffic complete, we moved on to the issue of parking. As you might recall, the board has asked Hypertherm to build fewer parking spaces. This is beyond the eight percent reduction we have already made. Believe us; we'd like to have less parking. It costs money to build parking spaces and it limits our landscaping options, however, we don't think it is realistic to lower our parking number. Even through the aggressive use of alternative transportation (car pooling, buses, bikes, etc.) and creative shift scheduling, we still need more than 400 parking spaces. As we explained last time, this has to do with an overlap that occurs at the shift change. First shift associates are still at work when second shift associates arrive. This overlap is intentional. It ensures a smooth transition and handoff between shifts. We can't have the first shift leave before the second shift arrives and is brought up to speed.
The consensus among the board seemed to be that Hypertherm knew how many parking spaces it needed. They also felt Hypertherm had demonstrated a willingness to strongly encourage and promote alternative transportation. The board also recognized that the City's current zoning requirements call for a minimum number of spaces, but not a maximum (as long as the spaces fit other requirements such as set-backs, wetland protections, and landscaping). While some members were not entirely happy, they understood these are the rules currently in effect.
We then broached the issue of flood zone impacts. By now, it was getting late, so we did not finish our discussion. However, as mentioned last month, we are commissioning an assessment from an engineer who specializes in hydrology. The report should provide us with assurances that we will not be vulnerable to interruptions of our critical processes. This additional data should be available in March at which time the board and Hypertherm will take up the issue once again.
In addition to the three main issues, we also discussed signage, lighting and our request to create a second entrance. A second entrance, we allow us to separate truck and associate traffic.
The meeting ended with a public comment period in which an abutter raised questions about traffic, ground-water elevations after construction is complete, and property boundaries. The issues were predominately not within our review, but the Board does continue to encourage neighbor feedback, as do we.
Lastly, we want to acknowledge, again, the good questions, concerns and suggestions from staff and individual board members. Their sincerity and interests are exemplary.
See you in March!
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January 22 , 2009Our appearance before the Lebanon Planning Board and the important issues that remain
The Hypertherm Design Team returned to the Lebanon Planning Board for a Special Meeting (we had the agenda to ourselves!) this past Thursday, January 22. The meeting started at 6 p.m. and ended nearly three hours later so there was plenty of time for discussion.
This was our fourth presentation to the board. As you may know, during previous meetings we responded, point-by-point, to questions raised by City staff in an October 4 memo. That process complete, the board moved on reviewing the issues in the order they appear in its Site Plan Regulations. Hypertherm and the board have agreed on most issues, leaving the following three issues unresolved:
1. Traffic at Heater Road and Route 120 2. Flood zone impacts 3. ParkingA major area of discussion regarding both traffic and flood zone impacts was the area of “vesting”. When Hypertherm purchased the Heater Road property, we did so with the understanding that the city had already given the green light to develop the site, based on certain assumptions. The question now is does that approval transfer to Hypertherm as the new owner.
This is a situation where each side has a legitimate issue. On the regulatory side, a City must consider what has occurred since the previous permit was issued. No one wants to compound a mistake, or ignore an unforeseen occurrence. From the owner’s perspective, there is no value to receiving a permit from the City if there is no “shelf-life” for that permit. “Use-it-or-lose-it” thinking means few properties could be sold once subdivided, and would encourage owners to develop their properties quickly – perhaps prematurely – so as not to lose their license.
Hypertherm is asserting that if we can prove our project will have a smaller impact than what was permitted in 2006, then we should be “vested”. The Planning Board and key staff are not so sure, with some suggesting that the prior permits are just “guidelines” for future reviews. Similarly, a floodplain permit was issued by the then City Engineer based on his interpretation of the regulations. Does a change in staffing and the corresponding interpretation of the regulations void the earlier judgment? While not required to meet revised interpretations, we will demonstrate that either way, what we are doing will not have a negative effect.
Hypertherm believes that for the Lebanon community to experience the best in development design and execution, a timely, predictable and consistent standard – however high – must be maintained by permitting authorities over time.
The third issue is parking. Hypertherm exceeds all parking regulations. Our calculations, based on the size of the building and number of people projected to work there, show we need 469 parking spaces. However, at the request of the city, we found a way to reduce our parking space needs through the use of alternative transportation (van pooling, car pooling, buses, biking, etc.) Nevertheless, the city would like to see us reduce the number of parking spaces even further. We’re trying to understand what that actually means. Our concern is that because we run a three shift operation, we have critical capacity needs at the shift change overlap which affects our parking needs. People are arriving for the second shift before the first shift has left, setting us up for some serious parking chaos. We agree that, to a point, less is better and we will continue to lead the way when it comes to transportation alternatives, but fewer spaces than is needed is neither environmentally right, nor smart for the business.
We’ll see how this all works out, hopefully sooner rather than later. We plan to invite the NHDOT to our next Planning Board meeting, scheduled for February 9, so DOT officials can comment on the traffic issue. In addition, we will invite a specialist in floodway engineering to reassure neighbors and ourselves that we are not placing anyone in a compromised position. We are committed to creating this new facility in a way that will be an asset to both Hypertherm and the community.
Finally, before we sign off, we want to address the current economic environment and its impact on our building plans. Hypertherm, like nearly all companies, has seen a slow down in sales. While we still need space, this slow down means our schedule isn’t quite as tight. We now have a little more breathing room. Our hope is that we can receive a permit to build now so that we are ready to break ground at the first signs of an economic turnaround.
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December 10 , 2008Lebanon Planning Board Meeting: Take 3
Hypertherm’s design and facilities team returned to the Lebanon Planning Board Monday December 8 for our third presentation. We were given an hour with the very beginning of the meeting set aside for people to speak. This was done because there was no time for public comment at the last meeting.
One abutter had several questions about an existing right-of-way that directed traffic by his lot. His questions resulted in nearly a half hour of discussion with the board, city staff, and Perry Seale of Hypertherm. The board wound up concluding it would like additional information before it could comment on the right of way.
The meeting continued with a review of the permitting process to date. Perry reviewed the 20+ questions that were raised in an October 4 staff memo. He explained that there is now agreement on nearly all of the questions raised in the memo.
Then David Saladino, a traffic engineer at Resource Systems Group in White River Junction, presented his engineering research on the traffic affects of the proposed new facility. He noted that the new facility would add traffic to Route 120, Heater Road and Little Heater Road. But his calculations demonstrated that the increases would be slightly less than those already permitted for the site.
David also spent a few minutes explaining his methodology, using actual trip-generation numbers from comparable Hypertherm buildings. As a reality check, he compared his calculations to industry standards. His calculations were in the median range of similar projects based upon ITE (International Traffic Engineering Association) standards.
The board asked more than a dozen questions about the duration and timing of shifts, school bus travel times, traffic light cycles, and the “what-and-how” of traffic assumptions that were used to forecast the already approved subdivision. The board was assured David’s projections included all recent and probable future development impacts. There was also a consensus that the Board would like to request the state Department of Transportation’s input on the traffic assessment.
After a little more than an hour, the Board decided to table the parking review until January 22. The meeting, like the others, will take place at Lebanon City Hall. As of now, the meeting is supposed to begin at 6 p.m., instead of 7 as it usually done. If you want to confirm this meeting you can call Planning Board staff at (603) 448-1457. We always recommend doing this because meetings often are rescheduled or agenda items shifted around.
On a personal note, this year has been one of opportunities and challenges for Hypertherm. We are excited by our new facility plans, by the long-term prospects for our growth, and the good jobs, taxes and community investment that growth can bring. However, as is being done by many of you, we are proceeding cautiously in this current economic environment. Regardless, be assured we are as committed as ever to doing things right, and doing the right thing
We have met many new neighbors – and even future neighbors – in 2008. From each of you we experienced interest in your community, candor, questions, and support for doing what is right, whether you agree with us or not. Our plans are better for having opened up these dialogues with you, and for this, we are grateful. Best wishes to you for a happy holiday season.
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November 10 , 2008Lebanon Planning Board Meeting, Part 2
Hypertherm’s second Public Hearing with the City of Lebanon's Planning Board and staff took place this week. The meeting was held in City Hall at 7 p.m. We were on by 8 and finished a couple minutes after 9.
Last night's session was a follow up to our first planning board meeting held in mid-October. During that meeting we received many thoughtful comments – 24 in all – from city staff representing departments such as planning, fire, police, and public works. The board suggested we work to address some of those comments.
So last night, we followed that suggestion, reviewing the comments and then working to identify areas of agreement, and areas where more work is needed.
Agreement was reached with 20 of the staff comments, either exactly as written or with some slight modifications. We continue to research the remaining four comments as well as others the planning board will raise.
This listing allowed the board to see that the staff had been conscientious about many areas, and that both Hypertherm and the city were in complete agreement on nearly everything. Again, board members may raise any issue again, but they now know what is resolved, and what topics are still open from the technical staff perspective.
Topics identified for additional review and explanation included:
1. Site access: Hypertherm is being asked to demonstrate the need for a second access into the site and to weigh that need against the possible inconvenience neighbors would face from car lights and exhaust noises, especially with shifts that change late at night or early in the morning. 2. Noise: how much added noise will be created by the project and what might Hypertherm do to cut down on that noise. The board is wondering if there are any opaque buffers that could be added to the site to help cut down on the noise. They also wanted to know if the trees, shown as a noise buffer in Hypertherm’s landscape plans, would be saplings or larger trees. 3. Storm water / flood plain clarification: the city engineer is asking for more information on storm water and its affect on the site and surrounding properties.Unfortunately, because the board had a packed agenda and many people where waiting for other agenda items, citizens who wanted to speak about our Heater Road project were not able to do so.
The good news is that another meeting is scheduled to take place fairly soon on December 8. During this meeting, it is expected Hypertherm will be asked to review traffic issues – including what impact traffic may have on the Riverdale neighborhood.
This meeting is another Public Hearing, and we are assured that time will be set aside for public comments.
All said, it was a productive and informative dialogue.
We at Hypertherm are appreciative of the good works by the City professionals and the Planning Board members to review this application, and remain committed to developing a facility that is an asset for the community, as well as for Hypertherm.
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October 14 , 2008Communications with Lebanon
October has seen two outreach efforts with the Lebanon community. First, on the afternoon of October 8, we invited neighbors of the proposed Heater Road facility to come for a tour of the site. More than a dozen people took us up on this invitation. During a 30 minute walking-tour residents were able to see some of our preliminary work firsthand. We received several helpful comments, and some much-appreciated support. We will continue to notify residents affected by the proposed site work whenever there is a significant event, but welcome questions at anytime at campus@hypertherm.com.
On October 14, the Hypertherm Design Team presented its Site Plan application to the full Lebanon Planning Board. The board is now reviewing that application, as well as the recommendations made by City of Lebanon officials. The Hypertherm team presented for about an hour, with another 20 minutes of questions and comments following. Each of the principal design specialists –architecture, engineering, landscaping, traffic and facilities management – presented updated information since the initial Conceptual Review on June 30.
Some highlights:
More than a dozen questions were asked by Board members. Questions ranged from traffic counts and affects on peak periods, to the associates basketball court and whether it would be lighted. Additionally, a person who lives near the Heater Road site had some comments and questions. The Planning Board then helped Hypertherm by identifying the issues each member had after this presentation. While the Planning Office staff and citizens retain the ability to raise other issues later, the identification of several priorities will allow Hypertherm’s design team to focus on key questions for the next public session. That next session is on November 10 at the Planning Board’s regular 7pm meeting. Please feel free to join us, as it is an open meeting. You may want to check with the City’s Planning Office at (603) 448-1457 to see where we are on the agenda, in case we are “up” late in the meeting.
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July 1, 2008Lebanon Conceptual Review Takes Place
Hypertherm’s first conceptual review, before the Lebanon Planning Board, took place last night. We gave a fifteen minute presentation and shared a conceptual site drawing for our Heater Road property. The drawing we presented mirrored a subdivision plan approved by the City of Lebanon a couple of years ago. In other words, the infrastructure-things like the main entrance, emergency entrance, roads, and utilities-would match an already approved plan. We think it is important to note that we would be developing on a previously disturbed site that is next to the interstate. We are committed to designing a LEED (Leadership in Energy and Environmental Design) project under the U.S. Green Building Council guidelines. After the presentation, we fielded questions from the planning board and a handful of neighbors in attendance. For the most part you are supportive of our plan, although you are concerned about construction noise, noise and light once the project is complete, and traffic. We will work to address these issues over the coming weeks and look forward to appearing before the planning board later this summer.
Click on image for larger view.
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June 17, 2008Meeting Update
We have learned that both the City of Lebanon and Town of Hanover have changed the date of Hypertherm’s planned conceptual review meetings. The Lebanon meeting is currently scheduled to take place on June 30 and the Hanover meeting on July 15. However, this could also change. We would encourage you to contact the planning office to confirm the exact date, time and location for these meetings. You can contact Lebanon officials at 448-4220 and Hanover officials at 643-0708.
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June 11, 2008Facilities Plan Unveiled
The past several months have been spent reviewing our expansion options. We have looked at our main site on Great Hollow Road, as well as sites in Lebanon, including a 23 acre site purchased last year near the interstate on Heater Road. After looking at all of our options, we believe the option that will best meet our needs involves expanding our main Hanover facility and building a new facility on the Heater Road property.
Our plans will be shared with the Lebanon Planning Board on June 23 and the Hanover Planning Board on July 15 and we look forward to seeing many of you there. We will continue to update our site with the latest information as we move through the planning process.
As mentioned in a letter sent to many of our neighbors, these conceptual reviews do not eliminate our obligation to submit full applications for site plan approval and building construction, nor do they constrain either municipality from making decisions later based upon a full application.
We believe our facilities plans are positive developments for both Lebanon and Hanover. Not only will this expansion help us meet growing global demand for our products, it will also create good job opportunities for community members and contribute significantly to the tax base in each municipality. Moreover, we are committed to building in harmony with the special environmental features of each site and using energy-conserving design and construction methods so that our neighbors regard these facilities as an asset to their community.
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May 12, 2008Hypertherm Continues to Study Options
It’s been a busy spring for many of us at Hypertherm as we’ve worked to incorporate feedback received during our first neighborhood meeting. While, we don’t have a final plan in place as of yet, we do see light at the end of the tunnel and expect we’ll be ready to share an updated conceptual plan by mid-June. Thank you for your patience as we navigate this process.
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March 24, 2008
Hypertherm Selects Architect
We are excited to announce the hiring of an architect to help realize our vision of creating a campus environment. The architect is Bread Loaf Corporation, an award winning design-build firm, based in Vermont. Bread Loaf has a strong record of environmentally respectful design and underlying values built upon a foundation of integrity and ingenuity. Much like Hypertherm, Bread Loaf thrives on innovative ideas and excellent work. This is what Jan Becker, the lead architect for our project, has to say:
“We’ve learned that placing architects, estimators, and project managers under one roof allows the integrated teams to translate each client’s vision, brand, and goals into remarkable spaces. This partnership with Hypertherm is a perfect match for us, as Hypertherm shares our commitment to the community and environment. The team at Bread Loaf will now work closely with Hypertherm as well as with various engineering and environmental consultants to understand the company’s current business needs and the needs of the community at large.”
Bread Loaf has a long record of thoughtful, environmentally conscious design and has been honored with numerous awards. They include: Excellence in Energy Conscious Building Design National Design Build Excellence Award Excellence in Architecture Award Excellence in Comprehensive Building Design Best Builder Award for Environmental “Green” Building Public Works Project of the Year,Historic Restoration and Preservation Best Mechanical Solutions for Energy Efficiency, Outstanding Planning Project Vermont Public Spaces Merit Award Governor's Award for AccessibilityCurrent plans call for Bread Loaf to make a recommendation on Hypertherm’s campus plan sometime during the spring. For more on Bread Loaf Corporation and the company’s many awards, please visit www.breadloaf.com.
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