Town of Tuftonboro. Discussion on 1 Rollins Way and Its Impact

[Randy Owen]

YMCA Camp Belknap, Inc. has recently acquired 1 Rollins Way for $2.2 million. The critical focus here is on zoning regulations and their implications for our neighborhood and the town as a whole.

This property, previously a low-impact residential use, now faces the potential for conversion into a high-impact, high-demand use by a 501(c) tax-exempt entity. YMCA Camp Belknap, shielded by its religious or prior religious status, may remove this property from the tax rolls. As a result, it would no longer contribute to essential town services such as schools, police, and fire departments.

The Key Question: Conforming vs. Nonconforming Use
Under RSA 674:28, nonconforming properties may only be altered or expanded if such changes do not render an existing conforming structure nonconforming.

At present, 1 Rollins Way is a low-impact, conforming residential property. If YMCA Camp Belknap plans to repurpose it into a high-impact, nonconforming commercial property, it raises significant concerns about zoning compliance and the potential effects on our neighborhood.

Why This Matters
This issue extends beyond zoning compliance—it touches on the character of our neighborhood, the equity of tax responsibilities, and the precedent set for future developments. Removing high-value properties from the tax base, while simultaneously increasing town service demands, shifts the financial burden onto other residents.

Call to Action
I am bringing this matter to the attention of my neighbors so we can address it collectively. It is our duty to ensure that this proposed use is properly evaluated for its conformity with zoning laws and its broader impact on Tuftonboro. Let us come together to safeguard the integrity and financial health of our community.

[Descant]

I'm pleased to see that YMCA Camp Belknap is thriving. So many Winnipesaukee youth camps have been redeveloped into dense residential Mc Mansions, that we lose that aspect of our lake heritage. Low density use, like youth camps, is beneficial to shoreland water quality, and does little to increase density of recreational water based activity. Bravo to YMCA Camp Belknap for their environmental awareness in all the upgrades they have done over the years.

[TheTimeTraveler]

So my question is exactly how much financial impact would occur to each Tuftonboro tax payer if One Rollins Way were to be withdrawn from the tax rolls? $10, $20, $50 per year? Anyone have any idea?

If the monies turn out not to be a big issue then the question becomes can the neighbors agree to having a camp there (and in use) for several months each year?

I'm sure we'll learn more as the regulatory process progresses along.....

[pondguy]

All I read out of this as usual is Randy is anti-Camp Belknap.

[tis]

For 2024 it was assessed at 1,601,600.

[thinkxingu]

Originally Posted by pondguy

All I read out of this as usual is Randy is anti-Camp Belknap.

Exactly this.

Sent from my SM-S911U using Tapatalk

[Lake Fan]

Sold for 2.2 Million in November.

https://tinyurl.com/3nn5rcy5

[Grant]

Originally Posted by pondguy

All I read out of this as usual is Randy is anti-Camp Belknap.

"As usual" being the operative word.

Give it rest, Randy. You're exhausting.

[VitaBene]

Originally Posted by Randy Owen

YMCA Camp Belknap, Inc. has recently acquired 1 Rollins Way for $2.2 million. The critical focus here is on zoning regulations and their implications for our neighborhood and the town as a whole.

This property, previously a low-impact residential use, now faces the potential for conversion into a high-impact, high-demand use by a 501(c) tax-exempt entity. YMCA Camp Belknap, shielded by its religious or prior religious status, may remove this property from the tax rolls. As a result, it would no longer contribute to essential town services such as schools, police, and fire departments.

The Key Question: Conforming vs. Nonconforming Use
Under RSA 674:28, nonconforming properties may only be altered or expanded if such changes do not render an existing conforming structure nonconforming.

At present, 1 Rollins Way is a low-impact, conforming residential property. If YMCA Camp Belknap plans to repurpose it into a high-impact, nonconforming commercial property, it raises significant concerns about zoning compliance and the potential effects on our neighborhood.

Why This Matters
This issue extends beyond zoning compliance—it touches on the character of our neighborhood, the equity of tax responsibilities, and the precedent set for future developments. Removing high-value properties from the tax base, while simultaneously increasing town service demands, shifts the financial burden onto other residents.

Call to Action
I am bringing this matter to the attention of my neighbors so we can address it collectively. It is our duty to ensure that this proposed use is properly evaluated for its conformity with zoning laws and its broader impact on Tuftonboro. Let us come together to safeguard the integrity and financial health of our community.

You only come to this forum to complain about your neighbors and the camp in particular.

[Grant]

Originally Posted by VitaBene

You only come to this forum to complain about your neighbors and the camp in particular.

...and spread his variety of "fake news."

[FlyingScot]

I'm very happy to see that Camp Belknap is expanding. They are excellent stewards of the land and protectors of the lake. Plus, they give hundreds of kids wonderful lake memories every year

[winterharbor59]

The original writer has one point correct. Apparently YMCA no longer has meaning. Camp Belknap, no longer provides campers with access to Sunday Mass. For most of its history, the camp provided a bus to Catholic Mass for those whose parents requested it. Now they will no longer allow it even if the interested parents would pay an additional fee.


Sent from my iPhone using Winnipesaukee Forum mobile app

[sunset on the dock]

Originally Posted by winterharbor59

The original writer has one point correct. Apparently YMCA no longer has meaning. Camp Belknap, no longer provides campers with access to Sunday Mass. For most of its history, the camp provided a bus to Catholic Mass for those whose parents requested it. Now they will no longer allow it even if the interested parents would pay an additional fee.


Sent from my iPhone using Winnipesaukee Forum mobile app

It was a quick ride into Wolfeboro when the Catholic Church (St. Cecelia's) was located in W'boro. Now it would be quite a hike to the church in Alton (St. Katherine Drexel).

[FlyingScot]

Originally Posted by sunset on the dock

It was a quick ride into Wolfeboro when the Catholic Church (St. Cecelia's) was located in W'boro. Now it would be quite a hike to the church in Alton (St. Katherine Drexel).

Plus add in multiple faiths and multiple counselors needed to supervise each group, and the whole thing becomes untenable--much more disruptive and expensive than just observant families paying for a ride. Fortunately, parents can teach their kids to pray on their own