| Town of Henniker | ||
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Planning Board - Minutes Archive Page for the year 2001 |
Meeting Dates
| March 28, 2001 | |
| April 11, 2001 | October 10, 2001 |
| May 23, 2001 | |
| July 11, 2001 | |
| July 25, 2001 | |
| August 8, 2001 | |
| September 12, 2001
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Master Plan Review Meeting
December 20, 2001 Minutes
Members present: Geoffrey Hirsch, Chairman; Cordell Johnston, Vice Chairman; Judie Englander, Secretary; Thea Braiterman, Selectman Ex-Officio; and Scott Osgood.
Guests present: Peter Flynn and Laura Scott
Mr. Hirsch left the meeting for an hour on a personal matter. Mr. Johnston opened the meeting at 7:10 p.m., to continue the public hearing on the draft of the Community Facilities chapter to the Master Plan review.
Ms. Scott summarized what the Board had covered so far in this chapter. She handed out revised copies of the chapter, that included information previously missing from several department heads.
The Board began the review with Cogswell Springs Waterworks. Suggestions were made to add bullets to the recommendation items. Mr. Scott suggested adding a map showing the town water system. Ms. Scott stated this information may be part of the Population & Economics chapter or the Land Use chapter.
Ms. Scott stated it was a possibility that Henniker could be part of a community development grant that would map the town water/sewer system.
Wastewater Treatment Plant- Added to the subtopic were items about user fees and the suggestion that the department have trustees, as the water department does.
The Board reviewed the following subchapters and made minor or no changes to the text: Cemetery Trustees, Parks and Properties Department, White Birch Community Center, and Strategies to Meet Community Facilities Needs.
The Board then went to the beginning of the chapter and reviewed the Introduction and the Goals and Objectives draft.
Mr. Osgood made a motion to conditionally approve the Community Facilities Chapter. Ms. Englander seconded. The vote was in favor of the motion.
The Board suspended the public hearing to briefly discuss the correspondence received from town counsel in response to the Board's request to review the citizen petition submitted on December 12 to the Board of Selectmen. The petition proposes to amend the building permit regulations.
The Board reviewed the January 2002 calendar. Their first meeting will be Wednesday, January 9 and the second meeting of the month will be a public hearing on MONDAY, January 21, to consider the proposed amendments to the zoning ordinance.
Public hearing resumed to continue with the Transportation chapter. The review began with the Bridge Network topic, on page 23. No changes were made.
Some minor editing to the New England College and Pat's Peak sub-topics.
The Board had a brief discussion on the Projects in State Transportation Improvement Program(TIP), and the Road Management Plan. No changes were made to either sub-topic, as well as no changes to Strategies to Meet Transportation Needs and Local Services sub-topics.
Mr. Johnston made a motion to conditionally approve the Transportation chapter. Mr. Osgood seconded. The vote was in favor of the motion.
Ms. Scott gave an update as to what chapters the Central NH Regional Planning Commission (CNHRPC) is gathering information on or has finished collating information for. They are: the map for the Current Land Use chapter, the draft for the Historic chapter and Housing, Population & Economics chapter.
Ms. Scott suggested a subcommittee for the Land Use chapter be formed. She added that in February the Housing, Population & Economic chapter will begin.
Adjournment
The meeting came to a close at 9:45 p.m.
Respectfully submitted, Gail Abramowicz,Planning Board Clerk
December 12, 2001 Minutes
Members present: Geoffrey Hirsch, Chairman; Cordell Johnston, Vice Chairman; Judie Englander, Secretary; Thea Braiterman, Selectman Ex-Officio; Rachel Lehr and Scott Osgood.
Guests present: Jim Connor, Marshall Connor, Bob French, and Dana Greenly.
7:00 p.m. Mr. Hirsch opened the meeting.
Minutes
The Board reviewed the draft minutes of November 26, and November 28, 2001. Both minutes were approved as amended.
7:15 Public Hearing
#1. A Boundary Line Adjustment application, submitted on behalf of Marshall and Judith Connor, to move the property line of Tax Map 2, Lots 250 and 237. The properties are located on Main Street in the RV district.
Mr. French presented the application, stating the Connors' own both lots. The proposed adjustment will make Lot 250 a .93 acre parcel, and Lot 237 a 6.24 acre parcel. Mr. French indicated on the plat where the four-unit apartment house is on Lot 250. The Board reviewed the ratio of total living space per square footage of land; it is within the regulation criteria.
Mr. Hirsch asked for questions from the Board as to the completion of the application.
Mr. Johnston made a motion to accept the application as complete. Ms. Lehr seconded. The vote was in favor of the motion.
Mr. Hirsch asked for comments or questions from the guests. As there were none, Ms. Lehr made a motion to approve the application. Mr. Osgood seconded. The vote was in favor of the motion; the plans were signed by the chairman and secretary.
#2. A Minor Subdivision application, submitted on behalf of the Lester E. Connor Estate, to create one new lot of 44,660 sq. ft.(1.03 acres) from Lot 237-B, located at 49 Main St. in the RV district.
Mr. French presented the application. He noted the submitted copy of the decision letter from the Zoning Board of Adjustment granting a variance to the property owner to create a less than two-acre lot in the stated district.
Board members noted inconsistencies in the lot numbers on the two-page plat, and on the Survey Disk Data chart. Mr. French stated he would submit corrected plans should the application be approved.
Mr. Johnston made a motion to accept the application as complete, subject to the correction of the typographical errors. Ms. Lehr seconded. The vote was in favor of the motion.
The Board reviewed the plat for the approval phase of the application. Mr. Osgood asked where the septic system is located. Mr. French indicated on the plat the location, and stated the property is on the town water system only.
Mr. Johnston made a motion to approve the application, subject to correction of the minor typographical errors. Ms. Lehr seconded. The vote was in favor of the motion.
Continuance of public hearing
A Minor Subdivision application, submitted by For Trucks, Inc, to create two new lots from Tax Map 1, Lot 115, located on the east side of Ray Rd. in the RR district.
The Board first reviewed this application at the November 14 meeting. At that time a continuance was granted to provide the applicant time to resolve a boundary line issue with abutter Ray Panetta. The applicant asked for another continuance due to the information not available for the meeting.
Mr. Hirsch made a motion the applicant reapply after the boundary line dispute is settled, with the application fee being waived, but with the notification fees incurred by the applicant. Mr. Osgood seconded. The vote was in favor of the motion.
Correspondence
The Board reviewed a citizen petition submitted to the Selectmen's office on December 12. The petition proposes to make a change in the building permit criteria. A copy of the petition will be sent to town counsel for review. A public hearing date was tentatively set for January 9, 2002.
New Business
Update from the first meeting of the Cell Tower Subcommittee was tabled for the next meeting.
Next Meeting
The Board will meet Thursday, December 20, to continue the public hearing on the review of the draft chapters of the Master Plan; Community Facilities, and Transportation.
Adjournment
The meeting came to a close at 9:10 p.m.
Respectfully submitted, Gail Abramowicz, Planning Board Clerk
November 28, 2001 Minutes
Members present: Geoffrey Hirsch, Chairman; Cordell Johnston, Vice Chairman; Judie Englander, Secretary; Rachel Lehr and Scott Osgood.
Guests present: Ron Taylor, Timothy Bernier, Harry Smith, Alan Michie, Denise Rico and Mark Mitch.
7:00 p.m. Mr. Hirsch opened the meeting with the clerk, Ms. Abramowicz. an alternate member, to have a quorum.
Minutes
The Board reviewed the draft minutes of November 12, and November 14, 2001. Both minutes were approved as amended.
Members reviewed the December meeting schedule. A meeting of the Cell Tower Subcommittee will be held at Judie Englander's home on December 4. There is no change to the scheduled meeting of December 12. There will be a meeting on Thursday, December 20, to continue the review of the Master Plan Community Services and Transportation chapters. The December 26 meeting has been cancelled.
7:15 Public Hearing
A Site Plan Review application, submitted by the Michie Corporation, is proposing to construct a 1,296 sq. ft. addition to the existing batch plant to house utilities and a new boiler.
Included with this application is the proposed construction of a 6,310 sq. ft addition to the existing pre-cast concrete manufacturing facility for the purpose of covering existing storage and assembly space for improved working conditions. The property is located at 11 Buxton Industrial Dr., Tax Map 1 Lot 553-B1, in the CH district.
Mr. Bernier, licensed land surveyor, presented the plans. He noted several issues on the plans that he discussed with Petrofiber, an abutter, prior to the hearing. Those issues concerned the catch basin, the storm drainage piping, and the proposed gas-oil separator.
Mr. Johnston asked what is presently at the proposed boiler and utility room site. Mr. Bernier said there is a cement block retaining wall. He further stated the top of the building will follow the existing roof level, and the building will not be seen from Rt. 202.
Mr. Osgood asked if the proposed cold storage building will have a different roof level, causing a change to the grade and drainage. Mr. Bernier stated there would be no changes made.
The clerk noted the title on the plan should state the actual address of Buxton Industrial Dr.
Mr. Bernier will add that address line stating the road is off Old Concord Rd.
The Board reviewed the checklist according to the SPR regulations. Questions members asked concerned additional parking and employees, construction material, and any additional utilities. Mr. Bernier stated there is ample parking and none will be added. In part, this proposal is intended to keep the present employees dryer with the seasonal changes, not to add employees. The proposed buildings will probably be constructed the same as the other buildings, which are steel frames with sheet metal cladding. No utilities will be added. The plan shows a redistribution of existing utilities.
Mr. Hirsch asked if there are solid waste containers on the site, as there are none indicated on the plat. Mr. Michie indicated where the two dumpsters are located. Other items missing from the plan are: well and septic locations, easement noted, and the height of the proposed buildings.
Mr. Osgood asked where the water from washing the cement trucks go. Mr. Michie stated they are washed off at a runoff pond, and the sediment is mixed up and recycled.
A brief discussion followed on the rain runoff from the cold storage building, what erosion controls were in place, and the maintenance of the siltation pond. Mr. Michie stated the catch basin is maintained regularly in the Spring and again in the Fall.
Mr. Johnston made a motion to accept the application as complete per the addition of the following items:
1. Address line added to title on plan. 2. Reference dumpster, well and septic locations. 3. Note easement. 4. Show height of proposed buildings.
Ms. Englander seconded the motion. The vote was in favor of the motion. The application was accepted as complete.
Mr. Hirsch asked for comments from the guests.
Mr. Smith, from Petrofiber, presented a letter addressed to the applicant, requesting additional information on the following issues: 1. Storm drainage calculations showing appropriate sizing and capacity for new and existing storm-drainage piping. 2. Erosion and Sedimentation Control Plan for the proposed project. 3. Information on the proposed gas-oil separator showing the structure is adequately sized to accommodate the proposed flows.
Mr. Osgood asked how often the gas-oil separator would be cleaned. Mr. Michie stated twice a year to remove sediments.
Mr. Michie added the storm water runoff system was constructed correctly and has been maintained since. He does have an Erosion and Sediment Control Plan that he can make available to Mr. Smith.
Mr. Osgood made a motion to approve the application on the conditions previously, plus the following three: For Michie Corp. to submit 1. an Erosion and Sedimentation Control Plan to the Board and to Petrofiber. 2. storm drainage calculations showing appropriate sizing and capacity for new and existing storm drainage piping. 3. Justification for gas-oil separator, showing it is adequately sized to accommodate proposed flows.
Ms. Lehr seconded. The vote was in favor of the motion. Mr. Bernier will submit corrected plats for the file.
Old Business
Mr. Taylor, ZBA Board member, summarized the reason the ZBA is proposing an amendment to the Zoning Ordinance Article 133-6, Granting a variance. It is necessary to comply with the NH Supreme Court ruling in the Simplex decision in proving hardship.
The Board discussed the proposed amendment with Mr. Taylor comparing the previous criteria to prove hardship to the new standard.
Ms. Englander stated the ordinance needs to be changed, and the public hearing is a formality to implement that change.
Mr. Hirsch scheduled the public hearing for January 9, 2002, to present the proposed amendment to the public before it is added to the March 2002 warrant.
Informal discussion
Mr. Mitch, from the Henniker Conservation Commission, asked the Board what the procedure is when an application for site plan review is approved and questions arise about potential wetland issues. The Board suggested the Commission notify the property owner and suggest that the owner file an application for Minimum Impact to Wetlands permit with the State.
Ms. Rico asked the members present if they would be interested in attending a presentation of how to identify and determine wetlands, given by a representative from the Department of Environmental Services. The Board asked Ms. Rico to keep them updated as to when a representative was available to meet with both the Commission and Planning Board.
Next Meeting
The next scheduled meeting will be Wednesday, December 12.
Adjournment
The meeting came to a close at 9:12 p.m.
Respectfully submitted, Gail Abramowicz, Planning Board Clerk
Master Plan Review Meeting
November 26, 2001 Minutes
Members present: Geoffrey Hirsch, Chairman; Cordell Johnston, Vice Chairman; Judie Englander, Secretary; Thea Braiterman, Selectman Ex-Officio; Scott Osgood, Karen Makocy Philbrick
Guests present: Peter Flynn, Bill Belanger and Laura Scott
7:15 p.m. Mr. Hirsch opened the meeting for a public hearing on the draft of the Community Facilities chapter to the Master Plan review.
Ms. Scott, representative from the Central NH Regional Planning Commission (CNHRPC), stated the chapter began with collating information gathered from the head of each town department, and the Town Report. Ms. Scott outlined the information still needed to complete the draft, and stated the chapter would be difficult to complete without all the necessary information. She added that the Capital Improvements Plan is also affected without all the required information.
Mr. Flynn, Town Administrator, made a list of the information needed from the department heads, and will present the issue to the Board of Selectmen.
The Board began the review of this chapter with the Community Survey Results.
Corrections were made on the inventory list for the highway department equipment, clarification of the chart showing fire/rescue calls per capita, and the correction of part-time and full-time staff at the police department.
Ms. Scott will ask the school superintendent for clarification on information regarding teacher assistants and teacher aides, and if there is a Reserve Fund in the school budget.
The Board briefly discussed the existence of a Historic District Commission.
Ms. Scott will ask the Tucker Free Librarian, Mrs. Ward, if more information is available on the tracking system for how people are using the library, and how many people have library cards.
The Board ended the review of this chapter with the Wastewater Treatment section.
The hearing is continued to December 20, at which time the review of the draft for this chapter and the Transportation chapter is expected to be completed.
The December 26 meeting is cancelled.
Adjournment
The meeting came to a close at 9:30 p.m.
Respectfully submitted, Gail Abramowicz, Planning Board Clerk
November 14, 2001 Minutes Members present: Geoffrey Hirsch, Chairman; Cordell Johnston, Vice
Chairman; Judie Englander, Secretary; Scott Osgood and Thea Braiterman. Guests present: Ed Bowser, Heather Dixon, Ray Dixon, Art Siciliano,
Percy Coker, Laura Scott, Denise Rico, Raymond A. Panetta, Frank R. Whitney,
Joyce Buxton Blythe, and Benjamin Jorgenson. 7:00 p.m. Mr. Hirsch opened the meeting. The Board briefly discussed the copy of Hopkintons' Zoning Ordinance for
wireless communication towers. A subcommittee was formed to review the
ordinance. Members from the Planning Board include Ms. Braiterman, Mr. Johnston
and Ms. Englander. Zoning Board member Doreen Connor will be invited to sit on
this subcommittee. Mr. Hirsch reviewed the December schedule. The Board will hold their
scheduled meeting on December 26. (Clerk note: At the November 28 meeting, the
meeting was rescheduled to December 20.) 7:15 p.m. Public Hearing #1. Boundary Line Adjustment application submitted on behalf of Lee A. Wilson
to adjust his property line, Tax Map 1, Lot 279-G, with that of Lot 279-E, owned
by Laura W. Carlson, and Lot 279-J, property owned by Joseph P. and Lura Dooley.
Foster Hill Rd. is in the RN district. Mr. French presented the application and explained the proposed plan by
clarifying the plot plan. After review of the proposal, Mr. Osgood made a motion to accept the
application as complete. Ms. Englander seconded. The vote was in favor of the
motion. Mr. Hirsch asked for comments from the guests. As there were none, Ms.
Englander made a motion to approve the application as presented. Mr. Osgood
seconded. The vote was in favor of the motion. The Boundary Line Adjustment
application was approved. #2. A Site Plan Review application submitted on behalf of Kenneth E. and
Rosemary Jaeger, to construct a 44' x 33' storage garage to park and maintain
the AGS service fleet of trucks that are parked on this site. The property is
located at Tax Map 2, Lot 428 in the CR district. Mr. French presented the application and showed where part of the existing
building will be removed to add the storage garage. He indicated the area to
have fill brought in to level the elevation. Mr. Hirsch asked what flooring is proposed for the garage, and if there will
be additional lighting. Mr. Jaeger stated the flooring will be concrete, and low grade flood lights
will be added. Ms. Braiterman asked if the trucks will be repaired at this site. Mr. Jaeger
said they are now repaired off-site, and this will enable them to repair the
trucks on-site. Mr. French noted there are no state permits required, and no utilities will
be added. Mr. Hirsch asked the Board for further questions and then asked for public
comments. Mr. Jorgenson, representing NEC as an abutter, spoke in favor of the
proposal. Ms. Rico, Conservation Commission chairman, asked if there are any erosion
control measures planned along the ditch on the north side of the site. Mr.
French stated hay bales will be in place. As there were no more questions or comments, the Board reviewed their
checklist according to the SPR regulations. Mr. Johnston made a motion to accept
the application as complete. Ms. Englander seconded. The vote was in favor of
the motion. Members asked if the lot was paved now, and will the area up to the storage
garage be paved. Mr. Jaeger said the existing area is paved, but immediate plans
to pave back to the loading deck were not part of this proposal. Mr. Osgood asked if the wood fence and outdoor storage will be removed. Mr.
Jaeger stated the storage will be moved to the back and the fence will be taken
down. Mr. French said the area will be cleaned up and will look nice when done.
Mr. Johnston made a motion to approve the application. Mr. Osgood seconded.
The vote was in favor of the motion to approve the Site Plan Review application.
#3. A Boundary Line Adjustment application submitted by Edward J. Bowser, Jr.
to alter his abutting property lines of Tax Map 1, Lot 568-C and 568-C1, on Cote
Hill Rd. in the RR district. Mr. Siciliano presented the application, explaining the proposal is not
creating a new lot, but is adjusting the lines. Lot 568-C will change from 3.26
acres to 31.77 acres, and Lot 568-C1 will change from 35.59 acres to 7.08 acres.
The Board reviewed the application. Mr. Johnston made a motion to accept the
application as complete. Ms. Englander seconded. The vote was in favor of the
motion. Mr. Hirsch asked for questions from the Board and comments from the public.
It was noted the map has a misspelling of Western Ave. and the mislabeling of
the Contoocook River. Mr. Osgood made a motion to approve the application subject to correcting the
mentioned errors. Ms. Englander seconded. The vote was in favor of the motion.
Mr. Siciliano will bring in a corrected Mylar and plans for the chairmans'
signature. #4. A Minor Subdivision application submitted on behalf of For Trucks, Inc.
to create two new lots for Tax Map 1, Lot 115, located on the east side of Ray
Rd., in the RR district. Mr. Siciliano presented the application. Mr. Hirsch asked where the required
one-acre buildable area is shown. Mr. Siciliano stated there is at least two
acres of dry land on each lot. He added the proposed septic systems will be
designed according to the State regulation of 75 feet from wetlands. The Board reviewed the checklist according to their subdivision regulations.
A question of how the wetlands were delineated prompted Ms. Englander to ask Ms.
Rico if she could comment on the application in regards to its completeness. Ms.
Rico asked Mr. Siciliano how he determined where the wetlands are. He stated it
is reasonably evident as to where the wetlands are when you walk out there. Mr. Hirsch asked if Mr. Siciliano had a report from a certified soil
scientist. Mr. Siciliano stated he had data compiled, but did not have it with
him for the meeting. Mr. Osgood asked how deep were the test pits. Mr. Siciliano
answered seven feet. Mr. Osgood stated he would like the plat to show the proposed septic systems,
and the possible location of the driveways. There was a question as to the water level fluctuation on Upper Pond. Mr.
Panetta, abutter, commented that with the amount of vegetation around there, the
water level does not change much. Mr. Panetta added that he did not have an issue with the proposal, but
questioned the boundary lines of the proposed third lot. The plat shows the
boundary line running to the stream bed. According to the town map and his deed,
his property, 1-119-A, covers that area. The Board discussed this new information, as it will alter the acreage as
stated on the proposed plat if true. More information will need to be presented
before the application can be accepted as complete. Mr. Hirsch asked for additional comments from the public on the completion of
the application. As there were none, the public hearing was continued to
December 12 meeting. Mr. Hirsch outlined the information required from the applicant: boundary
line clarification, a licensed soil scientist certifying the wetlands
delineation, test pit data, and the proposed driveway locations. The Board reviewed and approved the minutes of October 24 with corrections.
NEXT MEETING will be on Monday, November 26 to review the Community
Facilities chapter of the Master Plan. Adjournment The meeting came to a close at 9:20 p.m. Respectfully submitted, Gail Abramowicz, Planning Board Clerk
Master Plan Review Meeting
November 12, 2001 Minutes
Members present: Geoffrey Hirsch, Chairman; Cordell Johnston, Vice Chairman; Judie Englander, Secretary; Scott Osgood and Karen Makocy Philbrick
Guests present: Laura Scott, Denise Rico, Mark Mitch, John Kjellman, and Howard Proctor.
7:07 p.m. Mr. Hirsch opened the meeting.
Public Hearing continued from October 24, 2001. The Board continued with the Master Plan's Conservation, Preservation and Open Space Chapter and followed with the Transportation Chapter.
Conservation, Preservation and Open Space Recreation
The Board discussed the possibility of a town swimming area and an ice skating area. Suggestions for the public skating were the village green area in front of Town Hall and the front lawn of the Masonic Temple. It is believed that a swimming committee existed in the past, and perhaps a ice skating committee could be formed in the future. The Board of Selectman will be contacted for an update on the activity of the swimming committee and the possibility of forming an ice skating committee.
Conservation Lands
Discussed was the possibility of setting up a stewardship for the purchase of easements and the income from current use/timber taxes going into the stewardship.
Wildlife Habitat Management
Discussed briefly and structural changes to the draft were made.
Species of Special Concern
Brief discussion to consider a landowner planning a subdivision to research the area for any endangered plants and animals. It was noted there is a Great Blue Heron rookery located on Craney Hill Rd.
The Board finished the review of this chapter and conditionally approved the draft. At the completion of all the chapters, the Board will host a Saturday workshop event for the public to view all the maps and chapters in the Master Plan, giving the public an opportunity to again make comments and suggestions to this advisory document.
Transportation Chapter
Gravel & Scenic Roads
Public opinion concerning gravel roads favors keeping them as such for aesthetic reasons as well as a way to keep the speed limit down. Brief discussion of the benefits of gravel roads and non-specified scenic vistas. At present, Henniker does not have any roads designated as scenic vistas.
Class VI Roads & Trails
Brief discussion of text and minimal editing.
Parking & Public Transportation
Discussed text and noted that more research needs to be done to address the lack of parking in the downtown area.
Local Bicycle Infrastructure
Brief discussion on a communal bike system such as the program the University of NH in Durham has in place for their students. The Board discussed ideas how Henniker could be environmentally more bicycle friendly.
The Board closed the public hearing and will continue the Transportation chapter on Monday, November 26, following the public hearing of the Community Facilities Chapter.
Adjournment
The meeting came to a close at 9:30 p.m.
Respectfully submitted, Gail Abramowicz,
Planning Board Clerk
TOWN OF HENNIKER PLANNING BOARD
October 24, 2001 Minutes
Members present: Geoffrey Hirsch, Chairman; Cordell Johnston, Vice Chairman; Judie Englander, Secretary; Rachel Lehr Scott Osgood, Karen Makocy Philbrick.
Guests present: Rod Pimentel, Laura Scott, Ken & Jolene Schilliger-Erikson, Bob Rook, Ron Burd, John V. Kjellman, Denise Rico, Terri Trier, Diane Mallett, Lisa Houk, Cathy Mayne, Howard Proctor, Marilyn Borgendole, Bruce Trivellini, and William G. Fraser
7:07 p.m. Mr.Hirsch opened the meeting.
Minutes for the October 10 meeting were reviewed and accepted as amended.
Old Business
Mr. Burd, RMR Land Developers, restated the request he made at the September 24 meeting with regards to the town accepting Chelsea Court, the road in the new Crestwood development. He was advised by the Board of Selectmen to come before the Planning Board with the request because the road construction was part of the subdivision plan.
Mr. Pimentel, Selectman, summarized the discussion the Board of Selectmen had had at their October 16 meeting with regards to this issue. Mr. Pimentel stated the BOS is satisfied that the Planning Board has completed its part in following the subdivision regulations. He suggested Mr. Burd submit a formal request to the BOS for the town to accept Chelsea Court. Mr. Pimentel also suggested the Planning Board send a letter to the BOS stating it has completed its task in this matter.
New Business
Mr. Hirsch stated the Board may need to add to their regular meeting schedule because several applications have been submitted that require public hearing.
After a brief discussion of the future hearings planned for the review of the Master Plan draft chapters, the members concluded two extra meeting would be added to their schedule.
Monday, November 12, will be a continuation of the public hearing for the draft chapters to the Master Plan. The Board will complete the review of the draft for the Conservation, Preservation, and Open Space chapter first, and then complete the review for the Transportation chapter. The meeting will begin at 7:00 at Town Hall.
Wednesday, November 14, will be a regularly scheduled meeting with four applications being presented at public hearing.
Monday, November 26, will be added to hold a public hearing to begin review of the draft to the Community Facilities chapter of the Master Plan. The meeting will begin at 7:00 at Town Hall.
The public is encouraged to attend these meetings. Copies of the chapters are available on the information board outside of the Selectmen= s office at Town Hall. You may also visit the Tucker Free Library or the web site: www.cnhrpc.org/henniker.
7:40 p.m. Mr. Hirsch opened the public hearing. Although the review of the Transportation chapter was not completed at the last hearing, the Board decided to begin with the Conservation, Preservation, and Open Space chapter because the large number of guests present were there for that chapter and no guests for the Transportation chapter.
Ms. Scott, CNHRPC representative, began by stating corrections made to the draft after the copies were printed.
Ms. Rico, Conservation committee chairman, asked Ms. Scott to explain the town maps she had on display.
Ms. Scott showed four maps: Steep Slopes and Scenic Vistas; Surface Water, Wetlands & Flood Plains; Water Resources and Sand & Gravel Excavation; and the Aquifers and Drinking Water map. Ms. Scott said a fifth map, showing forest land, undeveloped land and farmland, was not ready for this chapter, but will be ready for the Land Use chapter.
Mr. Kjellman asked if the draft chapters are creating a new document or is the current Master Plan being updated.
Mr. Hirsch stated the present document is not structured like this document, so what the board is doing is overhauling the old document versus creating a new one.
Ms. Scott reminded the public the Master Plan is an advisory document with goals and objectives for guiding the many aspects of a community.
The Board began review of the chapter with page 3. Mr. Hirsch stated the data for this review came from the town-wide survey conducted last fall. Ms. Scott said the results were calculated from a 33% return of the surveys, which was a great response for a survey with eight pages and with only the one mailing of the questionnaire.
The review of the Conservation, Preservation and Open Space chapter brought many interested citizens to the hearing. The following are questions asked and issues brought up.
Mr. Trivelline asked how all this information will be collated and what it will be used for. Mr. Hirsch stated the information is a way to know what direction the citizens see Henniker moving. There isn= t a way to know where people will want to build until a subdivision application is received by the Planning Board. Ms. Scott said the maps will show where the growth area can be and where the open space areas are.
Ms. Scott said further information will be gathered in the Land Use chapter and invited Mr. Trivelline to be on that subcommittee. She stated the chapter is a big part of the document and will cover zoning and areas with potential change. Ms. Scott added another future chapter that will require a lot of input from the public is the Population & Economic chapter.
Mr. Trivilline suggested public utilities be shown in this chapter along with where fiber optics and wireless service are in the town.
Mr. Hirsch stated the master plan review is in its second year of a three-year project.
Mr. Proctor questioned if the locations stated in the Scenic View section are taxed as such or just stated for aesthetics. Mr. Johnston answered that if they were considered to be a scenic view, the view of those locations were probably already assessed as such.
Ms. Rico asked Ms Scott if there could be a reference to the Henniker Natural Resource Inventory (NRI) added to this chapter. The Conservation committee has worked to compile the information for the NRI. Ms. Scott stated the reference could be added to the Surface Water Resources section of this chapter.
Mr. Osgood asked Ms. Rico how the NRI document is used by the Conservation committee. Ms. Rico said the committee is working with a grant to improve the water quality in French Pond and Keyser Pond. She added the goal of the committee is to resolve problems still lingering from the 1940's and 1950's.
Mr. Erikson asked if the Wetlands & Flood Plain section should address the issue of the dam at the old paper mill site. Ms. Scott said it doesn't and will research the site and insert information in this section for the Board to review.
There was a brief discussion on the aquifers in town. Mr. Erikson asked if there was a way to quantify the drinking water in Henniker compared to other towns. Ms. Scott stated Cogswell Springs Water Works sends out data on how the water is tested and rated, and the water quality in Henniker is considered to be very good.
Mr. Scott asked if the water quality of private wells could be compared to some previous data as the quality could change due to changes in land use and increased gravel pit activity. Ms. Scott was not aware of any comparison data. She stated the Aquifer Protection District is where the PB Acaquifer is at the time.
Ms. Mayne expressed concern when the review continued with the Sand & Gravel section of the chapter. Ms. Scott stated the excavation company has to file a reclamation plan with the State of NH- DES, and asked board members if the town requires a performance bond from gravel pit business. Ms. Englander stated the Board of Selectmen is the enforcing body to see that gravel pits are closed properly.
Ms. Houk suggested adding a phrase in the recommendation listing for the Solid Waste section.
Mr. Kjellman asked if there was a benefit to encouraging more Farmland versus more forest.
Mr. Hirsch said the survey showed a larger percentage of people wanted more farmland. Ms. Scott said the State has a new definition for farms in that it now considers a farm as someone who raises bees, or even just a few animals. She commented the intensity is shifting in the farming industry and to include all farming in this chapter would be difficult.
A brief discussion continued for the farmland section with the conclusion that this section would be referenced that more information on farmland, forest and open space is included in the Land Use chapter.
Mr. Fraser asked if open space development is addressed with concerns to wildlife. Mr. Hirsch stated wildlife corridors and buffers is covered later in this chapter.
A comment was made that the maps do not show what land New England College owned nor state their importance to the town. Ms. Scott stated the college is a private landowner, and they, along with Pat's Peak, are mentioned in the Transportation chapter and the Land Use chapter. Ms. Scott said an item could be added to the goals and objectives listing to improve coordination between the town and the college.
The review concluded with the Greenway & Trails section. The public hearing closed at 9:33 p.m. and will be continued on Monday, November 12, 7:00 at Town Hall.
Ms. Englander suggested an agenda item for the November 14 meeting. Information on cellular communication towers was received from the State that the Board should review and address the issue of an amendment proposal to the cell tower location ordinance.
Mr. Johnston summarized his visit to the public hearing of the October 17 ZBA meeting with regards to the cell tower variance application.
Adjournment The meeting came to a close at 9:45 p.m.
Respectfully submitted, Gail Abramowicz,
Planning Board Clerk
Henniker Planning Board
October 10, 2001 Minutes
Members present: Geoffrey Hirsch, Chairman; Cordell Johnston, Vice Chairman; Judie Englander, Secretary; Thea Braiterman, Selectman Ex-Officio; Rachel Lehr and Scott Osgood
Guests present: Laura Scott, John Margeson
7:03 p.m. Mr. Hirsch opened the meeting.
Mr. Hirsch reviewed the correspondence file.
Minutes
The Board reviewed the draft minutes of September 24, 2001. The minutes were approved with corrections.
Old Business
Mr. Osgood summarized the discussion the Board had at the September 24 meeting with regards to the town accepting the Crestwood subdivision road, Chelsea Court. RMR Land Developers Bob Rook and Ron Burd came before the Board on September 24 requesting the town accept the road at the March 2002 Town Meeting. The developers are of the understanding that they are to maintain the road for a full year after the final course topcoat; but as RMR stated, it was to their and the town’s mutual benefit to wait to lay the final coat until the heavy road equipment was finished in the development.
At the October 10 meeting, Mr. Margeson stated his understanding of the planning board regulations was that the developers maintain the road for a year from the completion date.
Discussion was held as to what articles in the regulations specify the time frame for the acceptance.
Mr. Osgood asked if Mr. Margeson knew of any issues with the road. Mr. Margeson answered he had no concerns with the road, and stated he had seen the construction of the road at different stages. He further stated he observed that the road was constructed with care to follow the subdivision regulations. Mr. Margeson said the reason for waiting a year from the completion date was to ensure that the landscape still meets the approved plan, and so far it does. This will be the second winter the developers will have to plow the road, and they will still be responsible for any repairs up to the time the town accepts the road.
The Board reviewed the regulations and discussed the process by which the town accepts the road. Ms. Braiterman will bring the subject up at the next Selectmen’s meeting as to the role they play in accepting a new road. The road acceptance discussion will be continued at the next Planning Board meeting.
Public Hearing
Review of the draft for the proposal of the Transportation Chapter for the Henniker Master Plan. This chapter covers bike lanes, accident data, bridges, road maintenance, and pedestrian infrastructure.
Ms. Scott, representative from the Central NH Regional Planning Commission, gave an overview of the purpose of a master plan, and reminded the Board that the State of NH Department of Transportation paid the commission to have this chapter done, so there were no fees to the town for the research done for this chapter.
Ms. Scott stated that future topics for chapters to discuss will be the following: historical, land use, housing, population and economics.
Mr. Osgood asked what is done with the Master Plan when all the chapters are complete.
Ms. Scott stated the document is a guideline to help the planning and zoning boards, the selectman, conservation committee, highway department, citizens group and community members. It is an advisory document with goals and objectives for guiding the many aspects of a community.
Mr. Hirsch asked what has to be done to change this updated master plan if an issue arises a year from now. Ms. Scott said substantive changes need to go before a public hearing. She added that some towns review a chapter a year to keep the master plan document current.
Ms. Scott added the master plan is a planning board document and does not go through the town meeting, but takes public input through subcommittees and public hearings and surveys. She stated the document is a good basis for other projects and the master plan was drafted from the survey completed last fall by residents and property owners.
Although the Planning Board approves updates on the master plan, all changes are made as a result of public opinion through meetings and public hearings.
The Board started their review on the draft chapter with page 3, the Community Survey heading, and made minor changes which will be edited when the chapter is completely reviewed. The public hearing was suspended at 9:15, and will continue at the October 24 meeting starting with page 18, the Gravel and Scenic Roads heading. At that same meeting, the next draft chapter, Conservation, Preservation, and Open Space, will be reviewed.
New Business
Mr. Hirsch will present information on walkable communities at a later meeting.
Adjournment
The meeting came to a close at 9:30 p.m.
Respectfully submitted, Gail Abramowicz,
Planning Board Clerk
Henniker Planning Board
Minutes for September 24, 2001
Members present: Cordell Johnston, Vice Chairman; Judie Englander, Secretary; Rachel Lehr Scott Osgood, Karen Makocy Philbrick.
Guests present: Bob Rook and Ron Burd
7:05 p.m. Mr. Johnston opened the meeting.
Informal Discussion
Mr. Rook, of RMR Land Developers, gave a brief summary of the completion of the Crestwood Development on Chelsea Court. He stated the road has been ready for the top course pavement layer since last fall, but in conversations with the road agent, it was decided that it was in the best interest of the road and the town if that final application was delayed. The road is scheduled to have that final layer set down by mid October. Mr. Rook asked what the procedure would be to ask for a waiver of the one-year maintenance by the engineers as stated in the subdivision regulations.
The regulation states the developers are required to maintain the road for one year upon completion. Mr. Rook stated this will be the second winter the firm has maintained the road, and the road is in good condition, even without the final course pavement. He is asking for a waiver of five months, so the town can vote in March 2002 on the proposal to accept the road and its maintenance.
The board asked if SEA Engineers have reviewed the condition of the road up to this point.
Mr. Rook stated the SEA engineers have done regular inspections and they support the request.
Mr. Osgood will speak with John Margeson, the town road agent, for his assessment and will invite him to the next meeting.
Mr. Burd gave an update on the dry fire hydrant they designed to be placed in French Pond. He stated they have everything in place to install it, but are having a difficult time in finding a contractor to do the job because of the busy season.
New Business
The discussion on a power point presentation of the CNHRPC Walkable Communities was tabled in the absence of Mr. Hirsch. He will present the summary at a later meeting.
An update on the subcommittee for the Conservation, Preservation, and Open Space chapter was not available for this meeting.
The Board reviewed the public hearing schedule for the review to the Master Plan chapters.
The following is a listing of the hearings tentatively scheduled during the Board’s regular meetings:
Oct. 10- Transportation chapter
Oct. 24- Conservation, Preservation, and Open Space chapter
Nov. 14- Community Facilities chapter
Nov. 28- Final Hearing on all three chapters
The Board reviewed the zoning ordinance petition submitted by the Henniker ZBA. Discussion was tabled until November when the board will discuss the proposal.
Minutes The Board reviewed the draft minutes of September 12, 2001. The minutes were approved as submitted.
Adjournment
The meeting came to a close at 8:10 p.m.
Respectfully submitted, Gail Abramowicz
Planning Board Clerk
Henniker Planning Board
Minutes for September 12, 2001
Members present: Geoff Hirsch, Chairman; Cordell Johnston, Vice Chairman; Judie Englander, Secretary; Thea Braiterman, Selectman Ex-Officio; Rachel Lehr, Scott Osgood and Karen Makocy Philbrick.
Guests present: Jennifer McCourt and Kris Blomback
7:02 p.m. Mr. Hirsch opened the meeting.
Correspondence
Mr. Hirsch distributed technical material and workshop information that was received from CNHRPC, from the State of NH and the current edition of Town and City.
Minutes The draft minutes of August 8, 2001 were reviewed and approved as submitted.
Informal Discussion
Mr. Blomback, General Manager for Pat's Peak Ski Resort, outlined a proposal for a three-story expansion to the base lodge, and asked the Board if the regulations required additional information not already on the drawings. After answering several informal questions asked by the members, Mr. Blomback obtained a Site Plan Review application and the fall meeting schedule.
New Business
Ms. Englander updated the members on the Community Facilities Chapter meeting held Sept. 5. Laura Scott, from CNHRPC, conducted the meeting with Ms. Braiterman and Mr. Flynn, Town Administrator, also in attendance. The members reviewed a draft of the chapter.
Mr. Hirsch reminded members the next meeting for the Conservation, Preservation, and Open Space Chapter of the Master Plan is scheduled for Monday, Sept. 17 , 7:00 p.m. at Town Hall. The public is welcome to attend. A draft agenda is posted locally and on the internet at www.cnhrpc.org/henniker.
Next meeting MONDAY, September 24, 2001.
Adjournment
The meeting came to a close at 8:03 p.m.
Respectfully submitted,
Gail Abramowicz,
Planning Board Clerk
Henniker Planning Board
Minutes for August 8, 2001
Members present: Geoff Hirsch, Chairman; Judie Englander, Secretary; Karen Makocy Philbrick and Scott Osgood
Guests present: Ofelia Wilkinson
7:06 p.m. Mr. Hirsch opened the meeting.
Correspondence
The Board reviewed a letter received from NH Department of Environmental Services in regards to a minor wetlands violation on property located at 7 Davison Rd.
The Board reviewed the minutes from the Board of Selectmen's meeting held on July 10.
Item # 4 was an update concerning property at 88 Western Ave. The building in now in compliance with the town regulations.
The Board briefly discussed property located at 8 Bradford Rd. with regards to the number of vehicles and other items advertised for sale. The matter will be referred to the Board of Selectman for review.
The Board reviewed an application for a Voluntary Merger submitted by the Roman Catholic Church. The property is located on Old West Hopkinton Rd., Lots 551-X and 553-E. Members voted and approved the application as a point of order.
Informal Discussion
Ms. Wilkinson, prospective buyer of property located at 3 Temple Rd., outlined her intentions for the property and inquired if they conformed to the town regulations. The property is in the CR district, and Ms. Wilkinson proposes to construct a 4800 sq. ft building to operate a hair salon and an antique business. After review of the Site Plan Review regulations, the Board concluded the proposed use of the property is allowed. Ms. Wilkinson stated she will submit an application when she has the information required for SPR.
Minutes
The draft minutes of July 25, 2001 were reviewed and approved with minor corrections.
New Business
Mr. Hirsch gave an update from the Master Plan Steering Committee meeting held on July 30.
A draft of the Conservation, Preservation, and Open Space Chapter was compiled. Mr. Hirsch asked the Board to review a map of the scenic vistas in Henniker and to add to it if they could. The next meeting of the committee will be August 20, at 7 p.m. at Town Hall. The public is welcome to attend.
Meeting Schedule Update
The August 22 meeting has been cancelled. The next Planning Board meeting will be September 12. The second meeting in September has been changed from Wednesday the 26, to Monday the 24.
Adjournment
The meeting came to a close at 8:55 p.m.
Respectfully submitted,
Gail Abramowicz,
Planning Board Clerk
Henniker Planning Board
Minutes for July 25, 2001
Members present: Cordell Johnston, Vice Chairman; Judie Englander, Secretary; Rachel Lehr, Karen Makocy Philbrick, and alternate member Gail Abramowicz.
Guests present: Michael Martinelli, Kevin Keyes, Tom Chase, Margaret Chase, Alyssa Brust, Bob Brust, Jim Crane and Scott Dias.
7:03 p.m. The meeting opened with three members and the alternate to have a quorum. Before the first hearing was under way, Ms. Makocy Philbrick arrived.
Correspondence
Mr. Johnston read an application for a Voluntary Merger submitted by Anita Lavigne and Beatrice Young. The property is located at 10 Atha's Way, Map 1, Lots 318-E and 318-J. The procedure for such an application is the Board reviews the proposal and signs the application. No hearing is required; however, the members did vote in favor of the motion to approve the merger.
The Board reviewed two Minimum Impact to wetlands applications. One was submitted by the Town of Henniker for culvert repair on Butter Rd. The other was from Pat's Peak to expand the Zephyr ski slope width in two locations.
7:15 Public Hearing
#1. A Site Plan Review application submitted by Robert and Alyssa Brust, proposes to construct a 16' x 60' addition to the north side of the existing Henniker Veterinary Hospital building, and a handicap ramp on the west side of said building. The property is located at 62 Maple St. Map 2, Lot 189-6, in the CM district.
Dr. Brust presented the proposal and answered questions asked by the members. The Board reviewed the application for completeness.
Ms. Englander asked if traffic impact was an issue to review. Dr. Brust stated the purpose of the addition is not to increase customer base, but to provide a more comfortable patient waiting area and better handicap ramp for their present customers.
Ms. Englander made a motion to accept the application as complete. Ms. Makocy Philbrick seconded. The vote was in favor of the motion.
Mr. Johnston opened the hearing for public comments. Mr. Chase spoke in favor of the project.
Ms. Lehr made a motion to approve the application as submitted. Ms. Englander seconded. The members voted in favor of the motion.
7:40 Hearing #2
A Site Plan Review application, submitted by Kevin Keyes of Coldstream Real Estate Advisors, Inc., on behalf of property owner Autodesk, Inc., and the applicant, Nautilus Works!. The applicant proposes to acquire Building 4 of the Liberty Hill Office Park complex for the purpose of a health club/fitness center. The property is located at 7 Liberty Hill Rd., Map 2, Lot 369-x4, in the CV district.
Mr. Johnston read the application. For unstated reasons, Mr. Johnston recused himself for this hearing. Ms. Lehr stepped in as Chair, and alternate Ms. Abramowicz was reinstated as a voting member for this hearing.
Mr. Keyes gave a background history of the Liberty Hill Office Park and presented the application. He stated Building 4 was ideal for a health center because of the open format on the first floor where exercise equipment could be set up. The second floor has several rooms which will be designed to have small-group exercise classes.
The Board went through the regulation checklist to determine the completeness of the application.
Ms. Chase gave an overview of the business plan and stated the goal was not to increase clientele base, so expansion of the building is not a plan of the future.
Ms.Makocy Philbrick made a motion to accept the application as complete. Ms. Englander seconded. The vote was in favor of the motion.
Ms. Lehr opened the hearing for public comments. As there were none from the guests, Board members asked a few.
Ms. Makocy Philbrick asked the hours of operation. Ms. Chase answered the staggered opening and closing hours, with no evening hours past 9:00 p.m.
Ms. Lehr voiced concern about adequate parking spaces allotted to this business. Ms. Chase stated the center will not be able to provide aerobics classes at this site because they would not have enough parking during the daytime hours. Ms. Chase pointed out the busiest time for the center is after 5:00 p.m., which at that time, more of the parking lot will be available. Ms. Chase said the center will offer Yoga and Tai Chi with group classes of eight people or less, and they will have ample parking for those classes.
Mr. Chase pointed out to the Board that this business would dovetail with the neighboring business in the office park, referring to Riverbend Counseling Center.
Ms. Abramowicz made a motion to approve the application. Ms. Englander seconded. The vote was in favor of the motion.
Mr. Johnston rejoined the Board as Chairman. Ms. Abramowicz resumed her duties as clerk.
7:55 Hearing #3
A Site Plan Review application, submitted by Kevin Keyes of Coldstream Real Estate Advisors, Inc., on behalf of property owner Autodesk, Inc., and the applicant, School Administration Unit #24, for the purpose of moving their administration offices to Building 5 of the Liberty Hill Office Park complex. The building is being sold to the Knight Brothers who intend to lease it to the SAU. The property is located at 7 Liberty Hill Rd., Map 2 Lot 369-X5 in the CV district.
Mr. Johnston read the application and the Board reviewed the proposal.
Mr. Keyes stated the information is basically the same as with the previous hearing.
Ms. Makocy Philbrick made a motion to accept the application as complete. Ms. Lehr seconded. The vote was in favor of the motion.
Mr. Johnston opened the hearing for public comments.
Mr. Keyes stated the Knight Brothers, abutters to the complex, have real estate interests in the area and will lease the building to the SAU for their administration offices.
Mr. Johnston asked if any changes to the building are planned. Mr. Crane stated a few walls will be removed, but the building was the administrative offices for Autodesk.
Ms. Englander asked how many people are employed at the SAU that will work at this office.
Mr. Crane said there will be eleven employees.
Ms. Makocy Philbrick made a motion to approve the application. Ms. Englander seconded. The vote was in favor of the motion.
Adjournment
The meeting came to a close at 8:15 p.m.
Respectfully submitted,
Gail Abramowicz,
Planning Board Clerk
Henniker Planning Board
Minutes for July 11, 2001
Members present: Geoffrey Hirsch, Chairman; Cordell Johnston, Vice Chairman; Scott Osgood, Karen Makocy Philbrick, and alternate member Gail Abramowicz.
Guests present: Ben Jorgensen, Bob French, Dick MacLeod, Rick MacLeod, and Pete Davenport.
7:15 p.m. Mr. Hirsch opened the meeting. As a quorum of four members is required to conduct a meeting, the clerk stepped down as such and stepped in as alternated member. As the public hearing was officially opened, Mr. Osgood arrived and took his position on the board. Ms. Abramowicz resumed as clerk.
Public Hearing continuation
A Site Plan Review Application submitted by 16 Bradford Trust/ Peter Davenport, to construct a 42' x 75' addition to the east side of the existing New Harvester Market, located at 16 Bradford Rd., Tax Map 1, Lot 263, in the CM district. The applicant proposes to alter the main entrance, add three rows of merchandise space and update the cashier area.
Mr. Johntson gave an overview of the application first presented at the June 27 meeting. The application up to this point has been accepted, and tonight the members will review the application to consider the approval of the application. On July 3, a site walk took place of the MacLeod family property which abuts the market. Present at that walk: members Cordell Johnston, Scott Osgood, Karen Makocy Philbrick, Judie Englander and Rachel Lehr. Also present was market owner Peter Davenport, engineer Bob French, and abutters Dick and Rick MacLeod.
Mr. Johnston summarized the site walk visit. He stated that on the onset, it was difficult to see how runoff from the market could be flooding the MacLeod property. After examining the contours at the site, it didn't seem as if the addition would contribute to the high ground water already there.
Members of the Board reminded those present that the charge of the Board is to review the proposed plan of this application, and not the conditions of the site that existed before. The Board does not have the authority to require the market to address the runoff issue as it is now, but can stipulate that the new construction cannot contribute to or increase runoff.
Mr. Osgood concurred with Mr. Johnston's assessment of the site walk. He stated another concern from the previous meeting that was looked at was the distance trucks need to go around the east side of the building for their deliveries.
Mr. French submitted a revised design that provides a larger area for truck traffic. Three parking spaces where removed from the plat to address this concern.
Mr. Osgood noted the previous plat did not show the full scope of water drainage, but this revised plat shows the ditch, elevation and the direction of water flow.
Mr. Johnston asked if another catch basin was being added. Mr. French stated there will be an additional catch basin and a culvert.
Mr. Osgood stated that the abutting property has a very high ground water level at present, and any new water has little place to go because it cannot be absorbed. Mr. Hirsch asked if the existing ditch is cleared regularly.
Mr. Davenport stated since purchasing the property he has not done any outside maintenance, and said he did not believe the market was complicating the water issue.
Mr. Johnston noted the plat clearly shows the drainage swale is in place, and the application cannot be held up because of the existing issue with the ground water. He noted, however, that if the water runoff intensified because of the addition, the MacLeods would have the right to seek legal enforcement to amend the problem.
Mr. Davenport stated he was not averse in trying to do what he can to ease the water issue with the MacLeods. Mr. Dick MacLeod said he has spoken with Mr. Davenport on the matter.
Ms. Makocy Philbrick asked if a buffer for the headlights shining into the windows of the MacLeod house could be something the Board can address. Mr. Johnston stated that as with the existing drainage issue, the Board has no authority at this time to require a buffer. In the event that the addition poses an increase or change with the issue, the matter could be addressed.
Mr. French said that with the removal of three parking spaces to accommodate the truck traffic, they were addressing the issue of the headlights.
Mr. Osgood made a motion to approve the revised plan as submitted. Ms. Makocy Philbrick seconded. The vote was in favor of the motion.
8:00 Site Plan Review Waiver Requests
New England College is requesting a waiver of SPR for two construction projects.
Project 1: To construct a 16' x 32' shed-roofed properties shop on the south side of the lecture hall that is part of the Science Building located on Depot Hill Rd.
Mr. Jorgensen, Assistant Vice President for Campus Operations, presented the two requests. He noted a directional error* on the drawing for Project 2. The addition is to be constructed on the west side of the arena.
The Board reviewed the drawings and waiver request regulations. Mr. Johnston moved to waive SPR on Project 2. Mr. Osgood seconded. The vote was in favor of the motion.
Mr. Jorgensen read the proposal for Project 1. The Board questioned who the abutters are by the Science Building. Mr. Jorgensen said the AGS business is on the left side facing Depot Hill and across the street is the Depot Hill Garage.
Mr. Osgood asked if by changing a lecture hall to a theater constituted a change of use. After a brief discussion it was determined it was not a change from the original use.
Mr. Hirsch stated concern of the addition being in view of a commercial business and the abutter not aware of the proposal, as would be the case in SPR. Mr. Jorgensen stated that the addition is being constructed as a temporary structure with the intent of it being removed. He further stated the shed would not be in full view if any by AGS.
Mr. Osgood questioned the design of the shed if it was being constructed as a temporary building. Mr. Jorgensen stated the shed will look as if is a natural extension of the existing building, but will be designed in a way that it can be removed without structural harm to the original building.
Mr. Johnston moved to waive SPR on Project 1. Ms. Makocy Philbrick seconded. The vote was in favor of the motion.
New Business
Mr. Hirsch gave an overview of the first Master Plan Steering Committee meeting for the drafting of the Conservation, Preservation, and Open Space Chapter. The agenda included review of the community survey results, review of the Draft Chapter Outline, and the invitation to the community for volunteers on the subcommittee.
Mr. Hirsch noted that the agenda and materials for each meeting will be available at the Town Hall and on the Henniker Master Plan web site one week prior to each Chapter Working Group Meeting. The web site is: www.cnhrpc.org/henniker.
Minutes
The Board reviewed the draft minutes of June 27, 2001 and approved as submitted with minor corrections.
Adjournment
The meeting came to a close at 9:25 p.m.
Respectfully submitted,
Gail Abramowicz,
Planning Board Clerk
Henniker Planning Board
Minutes for June 27, 2001
Members present: Cordell Johnston, Vice Chairman; Judie Englander, Secretary; Scott Osgood, Rachel Lehr, Karen Makocy Philbrick.
Guests present: Bob French, Dick MacLeod, Rick MacLeod.
7:12 p.m. Mr. Johnston opened the meeting.
Minutes
The Board reviewed the draft minutes of June 13, 2001. Ms. Englander moved to accept the minutes; Ms. Lehr seconded. The minutes were approved as submitted.
New Business
The Board discussed information from the newsletter State Planning News, about their PlanLink Listserv program in which towns may submit land use questions on their website and get feedback from other towns. The Board considered using this site if the need arises.
The Board reviewed the summer schedule again to be sure enough members are available for the July meetings. The schedule will remain unchanged if there are applications submitted.
7:30 Public Hearing
A Site Plan Review Application submitted by 16 Bradford Trust/ Peter Davenport, to construct a 42' x 75' addition to the east side of the existing New Harvester Market, located at 16 Bradford Rd., Tax Map 1, Lot 263, in the CM district. The applicant proposes to alter the main entrance, add three rows of merchandise space and update the cashier area.
Mr. Johnston read the notice and asked who will be presenting the proposal. Mr. French submitted a notarized letter from Mr. Davenport authorizing him to act on his behalf.
Mr. French presented the proposal and stated the entryway will not change at this time. He noted that he was called in on the project just recently and because the roof line needs to be redesigned, there will be no changes made to the entryway as shown on the plans.
As the Board reviewed the plans, Mr. Rick MacLeod, abutter, showed pictures of his wet backyard to the members and stated he thought there was a problem with water runoff from the store already. Ms. Makocy Philbrick called a point of order and Mr. MacLeod was asked to hold his comments for the next step in the hearing procedure.
The Board reviewed the checklist according to their regulations. Ms. Lehr questioned the item on the plat indicating a lot line adjustment. Mr. French stated it was a swapping of property between Bradford Realty Trust and Patenaude Properties, and did not have any impact on this application.
Mr. R. MacLeod had a question on the contours not shown on the plat. Mr. French said he shows the contours of the property, and he does have plats that show the contours further, but he did not have them with him at the present time.
Mr. Johnston made a motion to accept the application as complete. Ms. Englander seconded. The vote was in favor of the motion to accept the application as complete.
Mr. Johnston opened the hearing to the public, and asked if the applicant wanted to comment further on the proposal.
Mr. French restated that the runoff issue is not being caused by the market, and the proposed addition will not further affect the runoff. Mr. French showed on the plat the original design of a drainage swale, and stated the runoff from the addition will go away from the abutter's property.
Mr. R. MacLeod said the silt and field growth has probably caused the runoff pattern to take the easiest route, which is his backyard.
Mr. French stated that his 1991 original design of the swale was not followed because of a large boulder. Neither Mr. French nor the MacLeods could state definitely that there would not be a problem if the original plan had been followed.
Mr. Osgood asked if the area on the south side of the proposed addition will be wide enough for delivery trucks to get around. Mr. French stated they can get around, but with considerable effort. He thought Mr. Davenport may have to enlarge the area at some time.
Mr. R. MacLeod recollected that many years ago Mr. Joseph Rambone had gardens in that field and had made a pond for watering them. Mr. Johnston noted that the water table must have been high back then to support a pond. Mr. D. MacLeod said his mother had grow fields of potatoes there for many years, but that it is now too wet to do that.
Mr. R MacLeod asked about a buffer between the parking lot and his house to keep the car headlights from shining into his house. Mr. Johnston stated SPR regulations were not in place at the time of the original construction of the market. If the building was to be constructed now, a buffer would be required.
Mr. Osgood asked if the property owner could consider adding a buffer at some time.
Mr. Johnston suggested a site visit is in order. The Board set a time to meet at the New Harvester Market parking lot for Tuesday, July 3 at 6:00 p.m.
Mr. Johnston announced the public hearing is continued until the next meeting; July 11, 2001. At that time the Board will review any new information and consider approving the application.
The Board briefly discussed issues to consider at the site walk and tabled further discussion until the July meeting.
Correspondence
Mr. Johnston reviewed a letter received from Ben Jorgenson of NEC in regards to a request for Site Plan Review Waiver. The Board will consider the request at the July 11 meeting.
Old Business
The review of the Master Plan continues with drafting of the Conservation, Preservation, and Open Space Chapter. The first meeting is scheduled for Monday, July 9, 7:00 p.m. at town hall. The public is welcome and encouraged to attend.
Adjournment
The meeting came to a close at 9:05 p.m.
Respectfully submitted,
Gail Abramowicz,
Planning Board Clerk
Henniker Planning Board
Minutes for June 13, 2001
Members present: Geoff Hirsch, Chairman; Cordell Johnston, Vice Chairman; Thea Braiterman, Selectman Ex-Officio; Scott Osgood, Judie Englander, Secretary; Rachel Lehr.
Guests present: Bob French, Margaret Chase, Skip McKean and Fred Brunnhoelzl
7:00 p.m. Mr. Hirsch opened the meeting.
Minutes
The Board reviewed the draft minutes of May 23 and approved them with technical corrections.
Mr. Johnston recused himself from the Informal Discussion.
7:15 Informal Discussion
Margaret Chase asked the Board to explain the procedures for a Site Plan Review, and what time frame was required to present an application. As Ms. Chase did not have specific plans to outline for the Board, members suggested Ms. Chase review the regulations and complete an application. The clerk gave Ms. Chase a copy of the meeting schedule and the deadline to submit an application for a public hearing.
7:40 Public Hearing
A Site Plan Review Application submitted by Robert T. French, on behalf of Welton E. McKean, Trustee, to construct a 25' x 75' addition to the existing storage garage, adding storage area, a parts room and an office with a bathroom. The property is located on Old Concord Rd., Tax Map 1, Lot 305-D1, in the CH district.
The scheduled application could not be presented as a procedural error was made with the legal notification. The notice did not appear in the Concord Monitor for the required ten days prior to the hearing.[RSA 676:4] The legal notice was published for only five days prior to the meeting, and abutters were sent receipt certified letters eight days prior to the meeting. Town counsel was contacted to review the RSA and stated the hearing could not be held because of the improper posting of the notification. Legal counsel stated that the applicant could present the proposal in a conceptual discussion with the Board.
Mr. French asked the Board to consider another option and asked if they would accept his letter for a SPR Waiver Request.
The Board discussed if the applicant met the criteria of presenting a formal request for a waiver withing the required seven days. Mr. Johnston stated the members had the information for the SPR within the required time for a waiver request, and were aware of the procedural error several days before this meeting.
The abutters were mailed the public hearing notice by return receipt mail, instead of just certified mail, meaning each abutter had to sign for the letter when they received it. Mr. French presented two form letters from abutters, Richard Patenaude and Charlotte Brunnhoelzl, both in favor of the construction, and each released any claim to the late notice of the public hearing. There were no abutters present who were against the proposed addition.
The Board agreed a waiver request could be considered and reviewed the criteria for Article I, Section 3 (d) of the Henniker Site Plan Review Regulations.
Mr. Johnston made a motion the Board deem the SPR application to be a request for a SPR Waiver, and that in consideration of the unusual circumstances and the amount of information submitted, and the consent of the abutters mostly affected, we grant the waiver.
Ms. Englander seconded. The vote was in favor of the motion. The Waiver Request was granted.
New Business
The Board considered the Clerk's suggestion to change the deadline to submit a request for an Informal Discussion from Thursday noon to Wednesday noon. All were in favor of the change. Anyone wishing to be on the printed agenda for a meeting are asked to submit a request by Wednesday prior to a scheduled meeting.
Correspondence
The Board reviewed the mail file. As there were none of substance, members reviewed the upcoming meeting schedule.
All meetings will be held as scheduled unless a quorum can not be met due to vacations. Any changes to the schedule will be posted at the usual town locations: Town Hall, the Henniker Post Office, Tucker Free Library and the Town website (www.henniker.org).
The meeting was adjourned at 8:45 p.m.
Respectfully submitted,
Gail Abramowicz,
Planning Board Clerk
Henniker Planning Board
Minutes for May 23, 2001
Members Present: Geoffrey Hirsch, Chairman; Judie Englander, Secretary; Thea Braiterman, Selectman Ex-Officio; Karen Makocy Philbrick; Scott Osgood, Acting Vice Chairman.
Guests: Robert French, Mike Tardiff, Laura Scott, Tom Riley, Jan Riley, Maria Cann.
Correspondence
Chairman Hirsch reviewed correspondence with the Board.
Thea Braiterman agreed to discuss several correspondence issues with the Town Administrator, Peter Flynn: the activity at 74 Weare Road and whether it is considered excavating or regrading by town regulations; and the NH Downtown Conference on June 13th.
The Board agreed to forward to the Conservation Committee for their review the Watershed Protection Plan submitted by Provan & Lorber, an engineering company.
Thea Braiterman reported that Peter Flynn, with approval of the Board of Selectmen, has been working with various officials of the state to obtain plans and money to clean up the old mill site on Western Avenue, and there will be a meeting next Tuesday on this issue. All are welcome to attend. Working together, the Board of Selectmen, Peter Flynn, and New England College are committed to extending the sidewalk, with new light posts, from the Edna Dean Proctor Bridge to the end of the road where the new NEC building is being built.
Public Hearing
Chairman Hirsch opened the public hearing to determine the acceptance of an application for a Minor Subdivision submitted by Robert T. French, on behalf of William R. Costello, Trustee, to create a new 12.33-acre lot by subdividing property located on Old West Hopkinton Road, Tax Map 1, Lot 553, in the RN District.
Mr. French presented the application, stating that the purpose is to combine this subdivided land with another parcel which will be the site of a new Catholic church. He noted the driveway options, one of which may require some excavation in the future, in order to provide all-weather sight distance.
The Board reviewed the checklist and determined the application was complete, except for a discrepancy, noted by Karen Makocy Philbrick, between the abutter listing for the application and the official Mylar mapping.
Mr. Osgood made a motion to accept the Minor Subdivision Application as complete. Ms. Englander seconded the motion, and the motion was unanimously approved.
Chairman Hirsch opened discussion on the approval of the completed application.
Maria Cann was recognized. She asked if the subdivision of this property was that was happening at this public hearing tonight. Mr. French confirmed that this is so. There was no further discussion.
Ms. Englander made a motion to approve the Minor Subdivision Application, subject to a minor change being made on the recorded Mylar to correct the abutter's listing. The motion was seconded by Ms. Philbrick, and the motion was unanimously approved.
Master Plan/Central New Hampshire Regional Planning Committee (CNHRPC) Update
Mike Tardiff and Laura Scott presented the draft of the Transportation plan, and established the steps for Phase II of the Master Plan update.
Ms. Scott said the Transportation plan is 99.5 percent completed, except for some minor edits and collection of information.
Mr. Osgood, Chair of the Transportation Subcommittee, said the subcommittee's research uncovered an inconsistency for road standards between construction regulations and subdivision regulations. They do not coincide in practice. One of the recommendations of this draft chapter is for the town to review road regulations.
The Board agreed to invite Peter Flynn and John Margeson, Town Road Administrator, to a meeting to discuss this issue. Ms. Braiterman agreed to follow up with Peter on this request.
Mr. Osgood also identified other issues addressed in this draft chapter, such as a Park-N-Ride area.
Ms. Braiterman asked if the intersection of Western Ave., Main St. and Rt 114 was discussed. Ms. Scott said yes; some where to possibly turn this intersection into a rotary, and add traffic- calming measures with rough pavement to warn drivers to slow down for the upcoming intersection.
The Board discussed limiting parking near the intersection to compact cars, and posting police officers at the intersection in the morning. The Board agreed to review the draft plan to add any other ideas.
The Board discussed adding a Master Plan chapter discussion as an agenda item for every meeting as this work continues.
Mr. Tardiff said this closes Phase I. Invoices still need to be sent for the work so far, but we can now move into Phase II, as set out in the draft contract. Phase II is from June 2001 to March 2002, and is scheduled to cover four chapters: Goals and Objectives; Conservation/Preservation and Open Space; Community Facilities; and Historical and Cultural Overview. The CNHRPC will also be responsible for data collection on Existing Land Use, Mapping, and Resource Inventory. Population and Economics chapter will be considered over the Phase II process but funded separately, as with the Transportation chapter.
The Board discussed how to proceed on setting up the composition of these subcommittees, and agreed to set up a meeting with the Conservation Committee for that chapter. Mr. Tardiff suggested having public hearings in the fall for these three chapters, and a target date for finishing by October 31.
Ms. Scott said the Community Facilities subcommittee can be a smaller group, because she will be meeting with all town department heads for their input. She will also be doing the majority of data collection. Ms. Braiterman and Ms. Englander volunteered for this subcommittee.
Mr. Hirsch volunteered for the Conservation Committee. Mr. Osgood offered to write an article for the Outlook by June 15 on the Transportation chapter, as well as a brief overview of the Phase II chapters.
The Board agreed to schedule a July 9 meeting at 7PM for the first Conservation Subcommittee meeting, once the CNHRPC has a draft chapter on this issue. The clerk was requested to reserve the court room at town hall for this meeting. Chairman Hirsch agreed to review the Master Plan and to work on inviting interested participants.
The Board thanked Mr. Tardiff and Ms. Scott for their work.
Mr. Tardiff presented Chairman Hirsch with two contracts to be signed by the Board of Selectmen and Planning Board, with one to be returned to him for his files.
Mr. Osgood said he will mail copies of the Transportation chapter to all interested parties and ask for comments. In addition, the report is available on the town website.
Minutes
The Board reviewed the minutes of May 11, 2001, and unanimously approved them, as revised.
Ms. Makocy-Philbrick informed the Board about the conference she had attended regarding such town issues as conflict of interest and sprawl. She has information available for anyone interested.
A motion to adjourn was made and approved at 9:30PM.
Respectfully submitted,
Amy Jowers
Clerk Pro Tem to Planning Board
Henniker Planning Board
Minutes for May 9, 2001
Members present: Geoff Hirsch, Chairman; Scott Osgood, Acting Vice Chairman; Judie Englander, Secretary; Karen Makocy Philbrick, Rachel Lehr.
Guests present: Jolene U. Schillinger-Erikson, MaryEllen Schule, Lucia R. Brown, Jon Evans, Ruth Jarvis, Elene Ryan, Dottie Kelsy, and Joan Stambaugh.
7:05 p.m. Mr. Hirsch opened the meeting.
Correspondence
The Board reviewed advertising material and minutes and agenda information from meetings held by the Board of Selectmen.
Ms. Makocy Philbrick expressed interest in attending the Annual Spring Planning & Zoning Conference and will summarize the event at the next meeting.
Minutes
The Board reviewed draft minutes of April 11 and approved them as submitted.
New Business
Mr. Osgood gave an overview of the May 1 Transportation subcommittee meeting. In attendance were Laura Scott , representative from CNHRPC; John Margeson, Town Road Agent; and Tim Russell, Chief of Police.
Issues discussed at this meeting were: clarity of regulation on private road maintenance; bike and pedestrian regulations; traffic accident/death analysis; development on gravel roads.
Next meeting of the Transportation Subcommittee: May 22 at Town Hall.
7:30 Public Hearing
A Site Plan Review Application submitted by Lucia R. Brown to construct a 6' x 38' single- story addition to the rear of the existing building known as White Birch Community Center(WBCC), located at 9 Hall Ave. in the RN district. Also proposed is the construction of a 6' x 25' attached, single- story, exterior shed on to the rear of the building. Ms. Brown is applying for a Change of Use to expand at its current location into office space formerly occupied by Riverbend Community Mental Health, Inc. The majority of the space will be used by the Center's existing administrative staff, with 3 rooms on the first floor to be used as a senior citizens' activities center.
Ms. Brown presented the plan to the board and gave an overview of the proposal.
Ms. Kelsy, Executive Director WBCC, spoke enthusiastically for the proposal and the need for the additional space.
The Board reviewed the regulation checklist to determine the completion of the application. The Board asked if there were any easements. Mr. Evans stated they intended to have the property surveyed before the hearing, but time did not permit one to be ready for the meeting. Information obtained from the deed did not indicate any easements.
Mr. Osgood made a motion to waive the notation of the existing fencing on the property. Ms. Makocy Philbrick seconded. The vote was in favor of the motion.
Ms. Englander made a motion to accept the application as complete. Ms. Lehr seconded. The vote was in favor of the motion.
8:10 Hearing opened
Ms. Brown submitted a letter from Carol Rosenbleeth, abutter, in support of the project.
Ms. Schillinger, WBCC Board of Director, and Ms. Schule, 17- year employee at WBCC, also spoke in favor of the proposal.
Ms. Makocy Philbrick moved to approve the application. Ms. Lehr seconded. The vote was in favor of the motion. The application is approved.
Mr. Evans told the Board if Ms. Brown can get a surveyor to draw up a plan of the approved project, a copy of the survey will be sent to the clerk to be added to the file.
The Board continued the hearing with the Change of Use issue in regard to moving staff offices from WBCC over to space formerly occupied by Riverbend Community Mental Health, Inc.
Ms. Brown stated that the offices now at WBCC were very small, so with the vacancy at the other building, they could now expand the office facilities and offer programs to the senior citizen community with an activity center.
The Board reviewed the definition of a change of use, and discussed whether the change from office space for counseling purposes to offices for staff and rooms for senior activities merits a change of use designation.
Based on the information the Board received with regards to WBCC staff offices moving to the former Riverbend facility and adding a senior activities center, Ms. Englander made a motion for the Board to determine the proposed change does not constitute a Change of Use per Article I, Section 203-3 B of the Site Plan Review Regulations. Ms. Lehr seconded. The vote was in favor of the motion.
With all business concluded, the meeting adjourned at 8:50 p.m.
Respectfully submitted,
Gail Abramowicz,
Planning Board Clerk
Henniker Planning Board
Minutes for April 11, 2001
Members present: Geoff Hirsch, Chairman; Cordell Johnston, Vice Chairman; Judie Englander, Secretary; Thea Braiterman, Selectman Ex-Officio; Rachel Lehr, Scott Osgood, and Karen Makocy Philbrick.
Guests present: None
7:02 p.m. Mr. Hirsch opened the meeting.
Correspondence
The Board discussed a letter received from the RMR Land Development Associates in regards to a Wetlands and Non-Site Specific Permit issued to the NH Fish & Game Dept. relating to the installation of a dry hydrant on French Pond Rd.
The Board reviewed a copy of a letter sent to Patenaude Properties from NHDES in regards to Henniker Crushed Stone. A Site Specific Permit was issued with conditions for Lot 103X.
The Board briefly discussed information received from Starr Tardiff, Project Director for Initiative for a 20/20 Vision for Concord, with regards to how the surrounding towns impact Concord. This information ties in with the work Mr. Osgood is doing on the transportation chapter and that subcommittee will discuss the letter further.
The Board received registration material for The Annual Spring Planning Conference in Concord scheduled for May 12. Several members are considering attending this informative gathering.
Ms. Braiterman said the Board of Selectman have discussed the topic of impact fees. Mr. Flynn, Town Administrator, is collecting information on the subject and will attend a future meeting of the planning board to present his findings.
Minutes of March 28 were approved with corrections.
New Business
Mr. Osgood gave an update on the meeting of the Transportation Subcommittee which met on April 10. Present were Gary Guzouskas, John Margeson, Ben Ayer, Scott Osgood and Laura Scott, representative from CNHRPC. Issues discussed at the meeting: Road classifications, private roads and Scenic road designations. The next meeting of the subcommittee will be Tuesday, May 1 at 7:00 in the Town Hall. Ms. Scott is confident the project will be complete by the end of June.
Old Business
Ms. Braiterman and Ms. Englander will attend the April 18 meeting of the Henniker Conservation Committee. The topic to be discussed is the Natural Resource Inventory for Henniker.
Reminder: The April 25 meeting is cancelled.
Next Meeting: May 9, 2001
Adjournment 8:15 p.m.
Respectfully submitted,
Gail Abramowicz
Planning Board Clerk
Henniker Planning Board
Minutes for March 28, 2001
Members present: Geoff Hirsch, Chairman; Cordell Johnston, Vice Chairman; Judie Englander, Secretary; Thea Braiterman, Selectman Ex-Officio; Rachel Lehr, Scott Osgood, and Karen Makocy Philbrick.
Guests present: Denise Rico
7:10 p.m. Mr. Hirsch opened the meeting.
Denise Rico, Chairman of the Henniker Conservation Commission, invited the board to a joint meeting to discuss the inventorying of Henniker's natural resources. Ms. Rico stated the board, along with their consultant Anne Poole and CNHRPC representative Laura Scott, will be at the April 18 meeting to work on Phase II of the Natural Resource Inventory(NRI). Planning Board members Ms. Braiterman, Ms. Englander and Ms.Lehr will be attending the meeting.
Ms. Rico explained the NRI defines water, land, wildlife and cultural resources and they have been working with the John Kantor method of wildlife and habitat assessment.
Elections
Members elected for a new term recited the Oath of Office to the Deputy Town Clerk. Mr. Hirsch and Mr. Osgood were each elected for a three-year term and Ms. Makocy Philbrick was elected for a one-year term.
Nominations for office
Chairman: Geoff Hirsch, Vice -Chairman: Cordell Johnston, Secretary: Judie Englander. Members accepted their nomination and the board voted in favor of the nominations.
Mr. Johnston reminded the board he will be absent for a number of meetings until June and nominated Mr. Osgood as Acting Vice-Chairman. Mr. Osgood accepted and the board voted in favor of the new appointment. Mr. Osgood will be the Acting Vice-Chairman for meetings that Mr. Johnston is unable to attend.
Minutes from the March 12 meeting were reviewed and approved as submitted.
Next Meeting - April 11, 2001
The April 25 meeting is cancelled due to scheduling conflicts.
Adjournment
7:50 p.m.
Respectfully submitted,
Gail Abramowicz,
Planning Board Clerk
Members present: Geoffrey Hirsch, Chairman; Judie Englander, Thea Braiterman, Selectman
Ex-Officio; Cordell Johnston, and Scott Osgood, Rachel Lehr, and alternate member Karen Makocy Philbrick.
Guests present: Adam Brook, Janine Bates, Robert T. French, Patricia Macomber, Mike & Carrie Wentzell, Richard L. Edmunds, L.S. "Mackie" White and Art Siciliano.
Chairman Hirsch opened the meeting at 6:35 p.m.
The Board reviewed a letter it received from the NH Dept. of Environmental Services identifying the community as having a number of private wells with relatively high levels of the contaminant radon. In an effort to elevate people's awareness about the need for well owners to have their drinking water tested periodically, the agency is making itself available to the town to meet with local officials and interested residents. The Board suggested the information be posted in a future issue of the Henniker Herald.
A letter was received from the Zoning Compliance Administrator asking if SPR was warranted for storage trailers located at 88 Western Ave. The site has been the subject of ongoing discussion and Ms. Braiterman said she would take the new information to the Board of Selectmen.
Ms. Braiterman suggested a member of the Board be present at town meeting to answer questions about the Master Plan review. A display stand with maps and data with results of the recent survey will be set up for the meeting.
Ms. Lehr, an abutter, recused herself from the first public hearing.
7:00 p.m. Public Hearing
#1. Site Plan Review application submitted by ATC Realty LLC, on behalf of Independent Wireless One (IWO), to collocate the communications facility with Crown Castle International Corp., located on land owned by Pat's Peak, in the CR district.
Mr. Brooks, representing ATC Realty, explained the plan is to add to the existing tower six antenna panels at the 140' level with coaxial cable running to the ground. IWO will place 3 refrigerator- sized cabinets on a new 9' x 12' concrete pad and connect to the existing electrical and land line telephone service. He stated construction time would be two weeks to a month depending on the weather. Once finished, there would be a monthly on-site visit for ground maintenance.
The Board asked questions relating to interference and visual impact. Mr. Brooks noted that the FCC regulates the frequencies. At 140' up, the additional equipment will hardly be
noticeable. He added that the equipment will not need to be replaced unless new technology makes it obsolete.
Mr. Hirsch moved to accept the application as complete. Mr. Johnston seconded. The vote was in favor of the motion. The application was accepted as complete.
Mr. Hirsch asked for public comments. There were no questions from abutters or other guests. Members of the Board asked questions concerning permits, future construction space, and easements.
Mr. Brooks stated there were no State or Federal permits; with some creativity additional equipment could be installed; and there are no easements because everyone concerned have leases to either the land or the equipment.
Mr. Johnston moved to approve the application. Ms. Englander seconded. The application was approved.
Ms. Lehr rejoined the Board.
#2. 7:27p.m. Site Plan Review application submitted by NH Coffee Roasters to operate a small-batch coffee company at 38 Flanders Rd., Lot 590-G, in the RR district.
Ms. Macomber had submitted a SPR waiver request at the January 10 meeting. The waiver was denied because the Board determined that abutters needed to be notified to have them aware of the business in operation.
The Board asked about the delivery schedule of supplies, if coffee was served to customers, and the size of the business's staff. Ms. Macomber stated NH Coffee Roasters has supplies delivered once a month; and although they offer samples of flavored coffee, no sit-down service is provided. Ms. Macomber said besides herself and her business partner, an occasional family member may work at the store.
Mr. Johnston made a motion to accept the application as complete. Ms. Englander seconded it. The full board voted in favor of the motion. The application is accepted as complete.
Mr. Hirsch asked guests present for comments. Mr. Edmunds spoke highly of NH Coffee Roasters since he knew the business when it was located in Antrim. He said until they outgrew their facility there, they were a welcomed business in Antrim.
Ms. Englander made a motion to approve the application. Mr. Osgood seconded. The Board voted in favor of the motion and approved the application.
#3. 7:40 p.m. Minor subdivision application submitted by Lorraine Aucoin on behalf of Aucoin Farms to subdivide Lot 570, on Bear Hill Rd. in the RR district. The proposal would create one new parcel of 14.19 acres in size. Mr. Siciliano presented the plat and submitted a State- approved septic application for the entire site. He said this application will be transferred to the new lot if the subdivision application is approved and he reviewed the proposed leach field plans with the Board. Mr. Siciliano added the property is not in the flood zone, and he would submit to the State a copy of the plat for the new parcel along with the sewage disposal system so it will coordinate with the State-approved permit.
Mr. Johnston made a motion to accept the application as complete. Ms. Englander seconded. The Board voted in favor of the motion and accepted the application as complete.
Mr. Hirsch asked for public comment. There were no comments from anyone present and the Board had no further discussion.
Ms. Englander moved to approve the application. Mr. Osgood seconded. The Board voted in favor of the motion. The subdivision application is approved.
#4. 8:20 p.m. Site Plan Review application submitted by Robert French on behalf of Richard Edmunds, to construct an addition to the existing EDMUNDS Dept. Store, located at 64 Maple St. in the CM district.
Mr. French presented the proposal to the Board. The project is to construct an addition to the existing store by constructing a 57' x 65' steel frame building on a concrete foundation and floor slab. The existing 9' x 48' lean-to front will be removed and replaced with a 12' x 157' lean-to front. Other than the entry, there will be 14- 9' x 7' overhead doors, all placed on a concrete slab.
The Board discussed the regrading and landscaping of the property. Mr. Edmunds said it is unfortunate the big oak tree has to be cut down, but said it was amazing it lived 22 years despite most of the roots being covered.
There was a brief discussion on the color and design of the building when construction is complete. Mr. Edmunds said there would be additional paving in front of the new entrance.
Ms. Englander made a motion to accept the application as complete. Mr. Johnston seconded. The vote was in favor of the motion. The application was accepted as complete.
Mr. Hirsch asked for any public comments. Mr. & Mrs. Wentzell viewed the photographs and the proposed plan. They voiced concerns about a pine tree that is between the back of their house and the store. Mr. Wentzell asked if they box it in with the addition, how it would be removed if it needed to be cut down for health or safety reasons. Mr. Edmunds explained how the tree would be accessible, but added that he would remove the tree now if they preferred or leave it up to deal with later if need be. The Board determined this issue could be resolved between the applicant and the abutter and asked for further comment.
Mr. White spoke in favor of the proposal.
The Board discussed the color of the building and the size of the signs. Mr. Edmunds stated he is required by ACE Hardware to enlarge that sign, while the EDMUNDS sign would be smaller than it is now. Ms. Lehr stated the applicant would need to apply for a sign permit to address that issue.
Mr. Johnston moved to approve the application as submitted, subject to the condition that the color scheme will not be significantly different from the existing color scheme.
Mr. Osgood seconded. The Board voted in favor of the motion to approve the application.
Minutes of January 24 were reviewed, amended and approved.
New Business - Mr. Osgood updated the Board on the first meeting of the Transportation Subcommittee for the Master Plan review. He said CNHRPC has an aggressive time table and the plan is to have the information gathered and complete by May. The next subcommittee meeting scheduled is Monday, March 5, 7:00 p.m. at Town Hall. The Public is invited to attend.
Old Business - The Planning Board will meet at their new time of 7:00 for the next meeting scheduled for Monday, February 26, 2001.
Adjournment - 9:32 p.m.
Respectfully submitted,
Gail Abramowicz,
Planning Board Clerk
Members present: Geoffrey Hirsch; Chairman, Judie Englander, Thea Braiterman; Selectman Ex-Officio, Cordell Johnston, and Scott Osgood.
Guests present: Patricia Macomber, Bruce Macomber, Vincent Massaro, Ben Jorgensen and Cynthia Marsland.
Chairman Hirsch opened the meeting at 6:40 p.m.
A Site Plan Review (SPR) Waiver Request was submitted by Patricia Macomber on behalf of NH Coffee Roasters. The mail order/retail business relocated from 88 Western Ave to 38 Flanders Road, lot 1-590 in the CR district.
Ms. Macomber stated to the Board she was requesting a Waiver because the location had previously been a business, and she met the conditions as stated in Article 1 Section 3 (d)of the Henniker SPR regulations.
The Board reviewed the information and determined that for NH Coffee Roasters to be in compliance of the Henniker Zoning Ordinance, they would need to go through the SPR process. The Board denied the request for a waiver, stating the notification of abutters is important, and SPR would cover that.
7:10 p.m. - Public Hearing: The Board reviewed four proposed amendments to the Henniker Zoning Ordinance. (See attached public hearing notice for complete text.)
1. Amend section 133-47; sizes for signs in the Education District.
Mrs. Marsland stated that the reason for the proposed amendment was the discovery of no sign ordinance in that district for size limit or requirements.
Mr. Massaro, Vice President for Finance and Administration at New England College, supported the amendment, but asked the Board to reconsider the limit of 8 square feet for the principal business and directional/ temporary size stating that that was too small in most instances. He recollected the Board spoke of reviewing the area in its review of the master plan review to include the college in its totality.
Mr. Jorgensen, Assistant Vice President for Campus Operations, stated the size of several signs the college has standing, commenting that there are some smaller than eight square feet.
Ms. Braiterman suggested postponing this proposal to do further research.
Mrs. Marsland stated more information can be gathered from obtaining the regulations from other towns.
Mr. Johnston moved that the Board not propose the amendment this year. There were four votes in favor of the motion. Mr. Osgood abstained. The proposed amendment will not be adopted this year.
2. Amend section 133-56; building permit fee.
Mrs. Marsland stated to the Board the importance of submitting a building permit for any project so that the setbacks and property lines can be checked. Mr. Johnston suggested including an explanation with the proposed amendment.
Mr. Osgood suggested rewording the title to state; APermit fee not required for certain construction.@
Mr. Johnston made a motion that the Board propose an amendment to section 133-56 to read as stated above, and to include a brief explanation on the warrant. All were in favor of the motion. The proposed amendment will be on the ballot.
3. Add a new section to section 133-21; fencing, regarding around an in-ground pool.
After a brief discussion and some wordsmithing, Mr. Johnston moved to propose the amendment to add a new section to read as follows: “Construction of an in-ground swimming pool shall include safety fencing of at least four feet in height that encloses the pool area. The gate shall have a locking mechanism to deter unauthorized or unsupervised use of the pool area.”
Mr. Osgood seconded. All were in favor of the vote. The proposed amendment will be on the ballot.
4. Amend the Henniker Zoning Ordinance to provide B&B's by special exception in every district except the CH and to add a new article.
Since this issue had been the topic at several previous meetings, after a brief discussion, Ms. Braiterman moved to propose the amendment as written. Mr. Johnston seconded. All were in favor of the motion. The proposal will be on the March 2001 ballot.
8:30 Public hearing closed.
New Business - The Board reviewed the upcoming schedule for SPR Waiver Request.
The general thought of the Board is the importance of the abutters being aware of any changes, so applicants should be prepared to go through the SPR process without assuming their waiver request will be granted.
The Board reviewed the 2001 calender. The dates to submit applications by and the meeting schedule will be posted at Town Hall, the Tucker Free Library, and the Henniker Post Office.
The Board discussed starting the meetings again at 7:00. This was tabled to the next meeting.
Old Business - Alternate member appointment. Mr. Hirsch stated to the other Board members that the Board of Selectmen approved the appointment of the clerk, Gail Abramowicz, as an alternate member to the Board. The condition of this appointment is as follows: when the clerk is needed to make a quorum, she is not to include that time in with her clerk duties and will not be paid as such.
Membership - Mr. Hirsch has agreed to run for a 3-year term. Mr. Osgood said he would consider running for the other 3-year term seat. There is also a position open for a 1-year term. The Board has openings for two alternate positions.
Minutes of December 13, 2000, were reviewed and approved as written.
Next Meeting - January 24, 2001, 6:30 p.m., Henniker Town Hall.
Adjourn - 9:20 p.m.
Respectfully submitted,
Gail Abramowicz, Clerk
Planning & Zoning