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Meeting Minutes |
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| Planning Board | |
| 2005 |
Town of Henniker
Planning Board
APPROVED
Town Hall
Members Present: Scott Osgood – Chairman, Kristin Claire – Vice Chair, Jim McElroy, Cordell Johnston, Terry Stamps, Gail Abramowicz – Board Members, Stephanie Alexander – Planning Consultant, and Lisa Demers – Recording Secretary.
Guests Present: Jennifer McCourt, Bette Sargent, Danielle Binotte, Don Blanchard, Joan O’Connor, Rick Humboldt, George (Jed) Dubriel, Earl Kalil, Richard Ladd, Doug Dimes, David Eilenberger, Cathy Mann, Blake Sutton.
Members Excused: Don Armstrong
Meeting called to order at 7:01 p.m.
Motion: Scott Osgood moved to approve the November 30, 2005 meeting minutes as edited. Seconded by Jim McElroy and unanimously approved.
Motion: Scott Osgood moved to approve the minutes of the December 6, 2005 special meeting as edited. Seconded by Jim McElroy and unanimously approved.
7:25 p.m. Case #2003-024. Diamond Drive Subdivision developed by Lance Moulton. Determination of fulfillment of Planning Board conditions for release of performance bond.
Motion: Scott Osgood moved to notify/recommend to the Selectmen to remove the
10% retainage to the Diamond Drive Subdivision. Seconded by Jim McElroy and
unanimously approved.
7:33 p.m. Case #2005-019. A major subdivision application has been submitted by Chase Brook Realty Trust for 20 open space residential development lots, plus one open space lot, on Map 1, Lot 583 at Flanders and Craney Hill Roads in the Rural Residential (RR) District.
Yield Plan Discussion
Kristin Claire – Do we have anything that further defines the buildable areas/steep slopes?
Richard Ladd – What this plan shows is the unbuildable areas. Mr. Ladd pointed to the yield plan showing the board that the “white” areas are buildable.
Krsitin Claire – Unbuildable meaning steep and wet?
Richard Ladd – Explained the wet area is listed in light blue, dark blue is the actual brook, gray is unbuildable.
Jim McElroy – Are the easements that exist on this property shown and subtracted from the available buildable area?
Richard Ladd – There are currently no easements on the property.
Jim McElroy – What about the road easement?
Richard Ladd - The road easement is not included in the buildable area. There will be a total of 17 buildable lots.
Terry Stamps – Is the 50’ buffer currently included?
Richard Ladd – Currently it is included.
Terry Stamps – In this 53 buildable you mentioned does that include the 50’ buffer?
Richard Ladd – Yes.
Scott Osgood – Did you breakdown the lots? Each one with how many acres it is?
Richard Ladd – They’re all at a minimum of 5 acres. Each lot has 2 acres of contiguous buildable land. Each has a minimum of a 125' frontage.
Open Space Discussion
Richard Ladd – Points out to the board the proposed houses with driveways and the “no cut zones”. We also took all the driveways and combined them to every other lot line and we extended the driveway straight through the no cut zone before we branched off so we would only cut into the no cut zone once versus twice. We also moved two wells. (Mr. Ladd pointing to his plan) so there are no protective well radii on the open land.
Roadways
A lengthy discussion regarding private vs. public roads was pursued.
Scott Osgood – Was concerned about how neighbors would maintain their road?
Kristin Claire – Everyone would have their own deeded right of way.
Jim McElroy – If it’s a private road, that means the town would not do any maintenance.
Kristin Claire – Stated she preferred private roadways vs. town owned.
Scott Osgood – Expressed his concerns for a private road and parking issues.
Earl Kalil - There will be an easement across the road, as shown on the plan, on Flanders Road. If the term of that easement is violated, then that home owner can take that person to court.
Jennifer McCourt – If the individual owners own it, they become more enforcement savvy. They then become more considerate.
Drainage
Scott Osgood – Asked Ms. McCourt to walk the board through where the drainage will be and will go.
Jennifer McCourt – Pointed out to the board where there was a cross culvert (existing), indicated there was another one further down on Flanders Road. The drainage actually goes through Chase Brook. Ms. McCourt also pointed out a high point in the road on Flanders Road and several ditch lines. She also indicated where these ditch lines would run off into the culverts.
Scott Osgood – Does it eventually get to the wetlands?
Jennifer McCourt – It does eventually get to the wetlands. That’s why we put riprap in the ditch and the check dams in the ditch, being gravel. Ms. McCourt also pointed out several lots on Craney Hill Road that would flow towards the wetlands (she pointed showing which ones on the map.) The wetlands is the drainage, so yes, the water will eventually flow to the wetlands. The main reason for doing the open space development is to protect the wetlands.
Open Space
Scott Osgood – Have you given any additional thought to what your plans are for the open space?
Earl Kalil – We’re waiting for the town to see if you want it. If the town wants it then we’ll be happy to give it to them. If the town doesn’t want it then we’ll find some other entity in the State of New Hampshire that will take it.
Scott Osgood – Have you talked with any of them?
Earl Kalil – No, but I’m sure the Society of Protective N.H. Forests would take it in a second.
Scott Osgood – I would like to make a recommendation. I would like to see a conservation group like Five Rivers, Piscataqua, or the Society of Trusts and Public Lands to take care of it.
Earl Kalil – Sure, I can contact one of these groups. We’d also be happy to set up a joint meeting with the Selectmen and the Conservation Group to go over options.
Scott Osgood – We will ask to be put on the agenda for the January 3, 2006 meeting.
Earl Kalil – Asked the Board to accept the application as complete tonight so they can move forward. If you want us to change something we will. We will do what ever you want us to do.
Scott Osgood – We want to hear from the Fire Chief, the Town Engineer, the Conservation Commission, and legal counsel. Is there anything else we want Chase Brook to do?
Earl Kalil – Do you have enough information to make an informed decision?
Cordell Johnston – requests the applicant waive the 65 day requirement for acting on the completed application.
Earl Kalil – Speaking on behalf of the applicant, agreed to extend the period for acting on the application to 130 days.
Scott Osgood – requests the applicant provide the information they are currently working on to the Town Engineer for his review. The applicant is also required to put together the deed language to be submitted to Legal Counsel.
Motion: Scott Osgood moved to accept the application as complete. Seconded by Gail Abramowicz, and approved by the other board members with Jim McElroy abstaining.
9:45 p.m. Case #2005-029. An application has been submitted by Yolande R.L. Nicknair Trust for a lot line adjustment between Map 2, Lot 1541 and Lot 154J on Juniper Ridge in the Village Proper (RV) District.
Motion: Gail Abramowicz moved to approve the lot line adjustment. Seconded by Jim McElroy and unanimously approved.
10:00 p.m. Case #2005-030. A conceptual discussion of a minor subdivision at 1 Atha’s Way/Old West Hopkinton Road on Map 1, Lot 381T, in the Residential Neighborhood (RN) District.
10:15 p.m. Zoning Amendment – Open Space Residential Development – Kristin Claire
11:15 p.m. Planning Board Budget for 2006 – Stephanie Alexander
11:20 p.m. Review Draft Revised Subdivision Application – Stephanie Alexander
11:45 p.m. Review Draft Revised Site Plan Review Application – Stephanie Alexander
Motion: Jim McElroy moved to adjourn the meeting at 12:15 a.m. Seconded by Gail Abramowicz and unanimously approved.
Submitted by Lisa Demers
Town of Henniker
Approved
November 30, 2005
Town Hall
Members Present: Scott Osgood, Chairman, Terry Stamps, Cordell Johnston, Jim McElroy, Board Members, Don Armstrong, Alternative Board Member, Stephanie Alexander, Planning Consultant, and Lisa Demers, Recording Secretary.
Members Excused: Kristin Claire, Vice Chairman, Gail Abramowicz, Board Member.
Guests Present: Gene Brown, Stephany Lavallee, Bob Stamps, Mike Tardiff - CNHRPC, Nick Alexander - CNHRPC, Bob & Lisa Nevins, Chief Gilbert Keith Gilbert, Roland Soucey – Building Inspector
Chairman Osgood called the meeting to order at 7:02 p.m.
Don Armstrong will be a voting member this evening in place of Kristin Claire.
Discussion Items:
7:02 p.m. Meeting Minutes
Meeting minutes from November 9, 2005 were reviewed and edited.
Motion: made by Mr. McElroy to approve the November 9, 2005 meeting minutes as edited. Seconded by Terry Stamps and approved unanimously.
Projects & Presentations:
7:15 p.m. Road Exactions – CNHRPC
Mike Tardiff addressed the board. He stated the initial agreement indicated a completion date, but additional steps are involved to develop the road standards and road policy. A letter of extension will be submitted by December 31, 2005.
Nick Alexander – stated he would have a draft outline for an approach that seems to fit a reasonable time frame and will address some concerns. He recommends the Planning Board establish a subcommittee. The road standards might need to be reviewed. The road standards need to be the town to build subdivisions in ways you want them to be built, up to current standards, and agree with Fire Safety and DOT. The road management plan would allow the town to understand what roads need to be improved and when and what the costs would be.
Terry Stamps – Are these months cumulative?
Nick Alexander – No. They are concurrent (6 month total)
Scott Osgood – My understanding is the way the laws are written, the only way you can assess an exaction is if it impacts a town’s infrastructure; ie: lighting, sewer, etc.
Mike Tardiff – We are able to quantify the impact of the road. The developer will not pay for the entire project however; the town needs to go through their process of funding their portion. This is what we are leading to right now.
Nick Alexander – If your road standards change then your calculations would change.
Mike Tardiff – You need to set up an even-handed approach.
Scott Osgood – Does the board feel they are in a position to do this now?
Cordell Johnston – We need to set up a subcommittee. Planning Board, Road Safety Highway Superintendent, and Fire Department issues need to be incorporated.
Don Armstrong – Stated he would be willing to work on the subcommittee.
Scott Osgood – Stephanie can coordinate members and help finalize the committee. Scott has instructed Stephanie to include Marty Davis on this as well.
7:30 p.m. Buildout Analysis – CNHRPC
Mike Tardiff – Addressed the board regarding digital parcel mapping.
Scott Osgood – Asked if the payback was better if they did it this way?
Mike Tardiff – It’s an interesting product to have/quantify what your zoning means to your ultimate population to the town. (he then handed out a build-out analysis from the town of Bow CNHRPC had done.)
Terry Stamps – How long was the Bow process?
Mike Tardiff – Six to eight months.
Don Armstrong – Is the older stuff impossible to process?
Mike Tardiff – It all depends. This is something that would need to be discussed as to what the board wants.
Scott Osgood – Find out what we do have. The Conservation Commission has some parcel mapping completed.
7:45 p.m. Presentation on Fire Safety – Fire Department
Keith Gilbert, Fire Chief Gilbert, presented a slide show regarding the following:
Presented a video on Fire Safety
Expressed interest in a close working relationship with the board.
Jim McElroy – Are you looking to be at the absolute front end of the planning process?
Chief Gilbert – Yes. He stated all submittals should be given to him first or concurrent with the Planning Board. Since your requirements for roadways are very different than mine, we need to get on the same page.
Stephanie Alexander – Since these issues have come to her attention, she has given a standard form to the fire/police departments and the Conservation Commission to make sure other departments are aware of what’s required. (Stephanie comprised a packet for subdivision applications and gave Chief Gilbert a copy to go over for comments and suggestions.)
After a lengthy discussion regarding cisterns, in home sprinkler systems, required 24’ roadways, change of use from residential to other, and Chief Gilbert’s ability to do trade-offs, the Chief Gilbert stated he would go over the subdivision packet and get back with Stephanie on his input.
Discussion Items:
8:50 p.m. Planning Board Response to Hopkinton’s College Hill Road Subdivion – Development of Regional Impact.
Stephanie Alexander – Addressed the forum – we’ve looked at the traffic impact assessment from Hopkinton. Ms. Alexander stated we are representing the town as abutters in this matter.
Cordell Johnston – Stated he wrote a letter to the Town of Hopkinton as a concerned citizen that expressed concerns with speed problems and the impact of a new development. He stated it is unrealistic for the police to patrol that road regularly.
Jim McElroy – Asked Stephanie if we have the status to make comments to the Hopkinton Planning Board. Stephanie replied “yes.”
Scott Osgood – Asked Stephanie what the Town of Hopkinton had to say about the traffic study. Stephanie replied “we have not received any further correspondence from Hopkinton as of yet.”
Don Armstrong – Asked “as an abutter should we state the study is inaccurate since a portion of the road does get closed?”
Jim McElroy – Stated we should send a letter stating we are looking forward to the new traffic study.
Cordell Johnston – My concern is that they may get it and have their meeting. We don’t have a right to reject their study, but we can review it. They may say you can look at it and come to the meeting, but we’re not going to give you another month to review it.
Scott Osgood – We need to submit something to the Town of Hopkinton before December 13, 2005.
Bob & Lisa Nevins – How do you relate abutting zoning from one town to the other?
Cordell Johnston – We have a 5 acre rule, they have a 2 acre rule. We could make a comment, but not on a legal standpoint.
Scott Osgood – Since the road has been upgraded, and with the potential new development, it will make things worse especially with police enforcement issues. The subdivision could be detrimental to the Town of Henniker.
Jim McElroy – Stated his concern at the fact that the subdivision will be more on the Henniker line than the Hopkinton line.
Lisa Nevins – Is concerned about the illegal use of ATV’s and the dilemma of who she should call? The Henniker Police? The Hopkinton Police? The Army Corps? No one is going to take responsibility.
Scott Osgood – Asked Stephanie Alexander if this was considered a regional impact. Ms. Alexander stated “yes.” Mr. Osgood stated that Mr. Johnston will draft a letter to the Town of Hopkinton. The Planning Board will meet Tuesday, December 6, 2005 at 5:15 p.m. at the Town Hall prior to the Henniker’s Selectman meeting to discuss the draft letter.
9:15 p.m. Zoning Ordinance and Definition Changes
Stephanie Alexander – Needs final changes to the zoning ordinance by December 5, 2005 for Town Council review.
Cordell Johnston – Suggests Terry Stamps write the amendments with Mr. Johnston assisting, for the amendment to the Henniker Zoning Ordinance, changes on Road Frontage, the Retail Square Footage, and the definition for condominium.
Bob Stamps – Presented his report on the Zoning Subcommittee.
Motion: Scott Osgood – moved to propose the amendments to minimum frontage requirements as recommended by the Zoning Committee. Seconded by Jim McElroy and unanimously approved.
Motion: After a lengthy discussion on retail zoning, Cordell Johnston moved to propose the building size limitation as recommended by the Zoning Subcommittee. Seconded by Don Armstrong and unanimously approved.
10:40 p.m. Building Codes
Stephany Lavallee – Stated Roland Soucey should be the person to go to for questions regarding codes. Complaints should only be handled by one person. There are too many people trying to handle things and they tend to make matters worse.
Roland – Stated he would speak with Peter Flynn to make sure this gets rectified.
Roland – The Town has me doing building inspections, but I don’t have a code to go by and nothing to reference.
After a lengthy discussion regarding Building Codes, it was stated that the Board needs to let the Town’s people know why it’s important to have a building permit.
The Planning Board will ask the Board of Selectmen to grant the building inspector the authority to use the current residential building code.
11:20 p.m. Zoning Definitions – Submitted by Stephanie Alexander
After a lengthy discussion on the definition on manufactured home vs. mobile homes, condex vs. condo, and condex vs. duplex, the Board agreed to add a condominium definition and modify the impact fee guidelines to alleviate confusion.
Jim McElroy – Suggested we make this document part of the application packet.
11:40 p.m. Scott Osgood moved to adjourn at 11:40 p.m. Seconded by Jim McElroy and unanimously approved.
TOWN OF HENNIKER
PLANNING BOARD
Revised: November 30, 2005
Members Present:
Scott Osgood, Chairman; Kristin Claire, Vice Chairman; Terry Stamps, Board Member; Don Armstrong, Alternate Board Member; Stephanie Alexander, Planning Consultant; and Lisa Demers, Recording Secretary. Gail Abramowicz arrives late.
Guests Present:
Diane Knaefler, Richard Ladd, Leigh Bosse, Paul Mcinnis, D.R. Dimes, Elaine Forst, John Sargent, Bette Sargent, Don Blanchard, Jennifer McCourt, Peter Holden, David Plunkett, Janine Bates, Jed Bubreuil, Cathy Maynse, Rick Humboldt, Joan O’Connor, Bob Nevins, Lisa Nevins.
Chairman Osgood called the meeting to order at 7:01 p.m.
Don Armstrong will be a voting member this evening in place of Cordell Johnston, Selectman Ex-Officio.
Discussion Items:
7:01 p.m. Meeting Minutes
Meeting Minutes from October 26, 2005 were reviewed and edited.
MOTION made by Kristin Claire to approve the October 26, 2005 meeting minutes as edited. Seconded by Terry Stamps and approved unanimously.
7:15 p.m. Case #2003-024
Diamond Drive Subdivision developed by Lance Moulton. Determination of fulfillment of Planning Board conditions for release of performance bond.
Applicant was not present. No action has been taken at this time. Awaiting request from the Bond Agent for February 2004.
New Business:
7:25 p.m. Case #2005-027
A Voluntary Merger application has been submitted by Jacqueline Martin on behalf of Nelson D. and Rachel C. Maine Irrevocable Trust for Map 1, Lot 561 and Map 1, Lot 561A on Western Avenue in the Rural Residential (RR) District.
Applicant was not present. This item has been tabled till later in the meeting.
7:30 p.m. Case #2005-025
A Subdivision application has been submitted by Mark and Linda Davison and Marilyn Davison for a lot line adjustment between Map 1, Lot 96C and 96D at 6 & 8 Davison Road in the Medium Commercial (CM) District.
Don Blanchard spoke on behalf of Mark and Linda Davison and Marilyn Davison requesting a boundary line adjustment.
Completeness phase has been fulfilled.
MOTION Kristin Claire moved to adopt the completeness phase. Seconded by Gail Abramowicz and approved unanimously.
MOTION Jim McElroy moved to accept the application as complete; with waivers for the following three items:
1. 10’ setback.
2. USGS Benchmark.
3. Contours on all of lot 96D. No contours for 96C.
Seconded by Don Armstrong and approved unanimously.
7:50 p.m. Case #2005-026
A Subdivision application has been submitted by David and Linda Plunkett and Jeffrey Morse for a lot line adjustment between Map 2, Lot 369A and Map 1, Lot 359H at 11 Deer Run/21 Newton Road in the Village Commerce (CV) and the Residential Neighborhood (RN) Districts.
David Plunkett present with Don Blanchard representing Jeffrey Morse requesting a boundary line adjustment.
Completeness phase has been fulfilled.
MOTION Kristin Claire moved to approve the completeness phase. Seconded by Jim McElroy and approved unanimously.
MOTION Gail Abramowicz moved to approve the application request. Seconded by Terry Stamps and approved unanimously.
8:00 p.m. Case #2005-019
A major Subdivision application has been submitted by Chase Brook Realty Trust for 20 open space residential development lots, plus one open space lot, on Map 1, Lot 583 at Flanders and Craney Hill Roads in the Rural Residential (RR) District.
Richard Ladd from Chase Brook Settlement representing Chase Brook Realty Trust and Jennifer McCourt.
Richard Ladd conducted his briefing of the Open SpaceSubdivision plans. Although each lot varied in size, Mr. Ladd stated they were within the guidelines of the town’s requirements. Each lot would have it’s own water and septic facilities, the cul-de-sac area of the Subdivision would have it’s own roadway with the road plan being large enough for an eighteen wheeler to turn the corners with no apparent trouble. This giving the fire department ample room and access.
Kristin Claire asked to keep a buffer of trees along side Flanders & Craney Hill Road. Ms. McCourt and Mr. Ladd agreed that could be done.
Scott Osgood expressed his concerns of the 1 acre lot assessment with having the house, septic, and well all on the property. There was some talk of having a common well for the Subdivision, but Mr. Ladd assured the board that they planned appropriately so there would not be an issue having all three items on each plot.
Scott Osgood was also concerned that there were two properties that would have the septic and well systems located in the “open space” area. Mr. Ladd stated these systems could be adjusted and moved onto the plot.
Gail Abramowicz asked to limit the number of driveway accesses on Flanders Road.
Richard Ladd requested a bonus of three (3) extra lot sites, bringing the total Subdivision to twenty (20).
Scott Osgood asked why should the Board approve their application? What benefit is in it for the Town?
Jennifer McCourt stated the benefits for the town are as follow:
· The Trust would grant the remaining land to the town without any cost.
· There would be public access to the ATV/snowmobile trails, hiking trails, wildlife corridor, to name a few.
·
Jennifer McCourt also stated that the Conservation Committee was in favor of this plan.
After a lengthy discussion, it was decided that the applicant should reply to the following requests:
· Respond to every point in the check list letter.
· Submit original yield plan for buildable area.
· Follow-up on the fire department letter.
· Submit a drainage and erosion plan.
· Site walk scheduled for Saturday, November 19, 2005 at 9:00 a.m.
· Address community well issue.
MOTION made by Jim McElroy to continue discussion on December 14, 2005. Seconded by Kristin Claire and approved unanimously.
9:00 p.m. Case #2005-028
Henniker Farm and Country Store addition Site Plan, Map 2, Lot 264 at 18 Bradford Road, Medium Commercial (CM).
Kevin Mock from Henniker Farm and Country Store present.
Kevin is requesting a 20 x 40 addition for storage to be built on the rear of the grain room area of the store.
Mr. Mock stated that he is well within his boundary lines. There will be no heat put in the new storage area nor will there be windows, or lighting on the outside of the building. The exterior will match the current exterior of the store. There will be a door in the back for emergency access with ability to use during loading/unloading of items.
Since there would be no significant changes to the building, Mr. Mock requested a waiver from having a site plan review.
MOTION made by Kristin Claire to approve waiver. Seconded by Gail Abramowicz and approved unanimously.
New Business:
9:15 p.m. Case #2005-015
Rick Humboldt OSRD Subdivision, Map 1, Lot 752 on Route 114, Rural Residential (RR).
Rick Humboldt present with Peter Holden from Holden Engineering representing him.
Mr. Holden has briefed the board on a 55 and older housing development.
There will be 48 units in 24 duplex buildings. This development will have it’s own private utilities, roads, and private rubbish removal. Mr. Holden adding this will be a plus for the town since it won’t have to worry about taking care of the roadways and incurring additional cost on the town.
Mr. Holden also stated this property would consists of a “zero lot-line.”
Rick Humboldt asked if he could change the land from a (RR) to a commercial property.
Kristin Claire stated it would be a warrant article request and suggested Mr. Humboldt start the process.
Scott Osgood suggested Mr. Holden apply to submit a formal subdivision application.
9:50 p.m. Hopkinton’s College Hill Road Subdivision Development of Regional Impact: Traffic Impact Assessment.
Robert and Lisa Nevins were present to discuss their concerns regarding the traffic impact to College Hill Road should the Hopkinton Subdivision get approved.
Mr. Nevins stated since College Hill Road has been paved there has been a number of speeding vehicles on this road. With the proposed Subdivision and the increase of traffic flow he is very concerned about the road conditions, the lack of police patrol on both the Henniker and Hopkinton side along with the quality of life.
Scott Osgood stated the board needed to obtain input from another Board member, whom was not present. After speaking with this Board member, he would draft a letter to the Town of Hopkinton to relay their concerns.
Since this is a zoning issue, Mr. Osgood stated they needed to get their input as well.
No motion was taken.
10:20 p.m. Case #2003-027
A Voluntary Merger application has been submitted by Jacqueline Martin on behalf of Nelson D. and Rachel C. Maine Irrevocable Trust for Map 1, Lot 561 and Map 1, Lot 561A on Western Avenue in the Rural Residential (RR) District.
This item was discussed and tabled earlier in the night.
MOTION Jim McElroy moved that we approve the merger of Map 1, Lot 561 and Map 1, Lot 561A. Seconded by Kristin Claire and approved with Scott Osgood voting no.
10:30 p.m. Planning Board Budget for 2006
Discussed the 2006 budget and GIS system build-out plan.
10:40 p.m. Consultant’s Report
Discussed Consultant’s Report.
MOTION moved by Kristin Claire to adjourn at 10:55 p.m.
TOWN OF HENNIKER
PLANNING BOARD
Members Present:
Scott Osgood, Chairman; Kristin Claire, Vice Chairman; Terry Stamps, Board Member; Don Armstrong, Alternate Board Member; Stephanie Alexander, Planning Consultant; and Susan Thompson, Recording Secretary.
Guests Present:
Stephany Marchut-Lavallee, Leon Parker, Ted Parkins, Michael Tardiff, Lucy St. John, Gene Brown, Dennis McCommish, Ted Parkins, Marty Davis, Bob Stamps, Rob Smith, Jennifer McCourt, Rudy Fuchs, Thomas Bell, Jean Lewis, Katherine Patenaude, Jack Krantz, and Lauren Mulligan.
Chairman Osgood called the meeting to order at 7:05 p.m.
Don Armstrong will be a voting member this evening in place of Cordell Johnston, Selectman Ex-Officio.
Action Item:
7:05 p.m. Case #2005-018
A Site Plan application has been submitted by Jean Buckley - Smith, Bucksmith LLC, for a lot line adjustment between Map 2 Lot 398-E1 and Lot 398-E2 on The Oaks Road in the Village Proper (RV) District.
The applicant is proposing a lot line adjustment between Map 2 Lot 398-E1 and Lot 398-E2, to create proper frontage for Lot 398-E1. The applicant has discovered that the frontage for Lot 398-E1 on the previous 1990 approved Subdivision plan is owned by the abutter across the road.
Scott Osgood reviewed the agenda item.
Terry Stamps summarized the site walk the Planning Board completed on Tuesday October 18, 2005. There were no items of concern or outstanding issues.
The Board reviewed and discussed the application.
MOTION made by Kristin Claire to approve the application #2005-018 revised August 2005 for a lot line adjustment. Seconded by Terry Stamps and approved unanimously.
Projects:
7:20 p.m. Road Exactions
Michael Tardiff, Executive Director from CNHRPC, reviewed the process of research. Mr. Tardiff asked if there had been any progress from the CIP Committee. The Planning Board CIP representative James McElroy was unavailable to report.
Mr. Tardiff introduced Lucy St. John. Ms. St. John reviewed research regarding road standards completed at this time.
Mr. Tardiff and Ms. St. John recommended that the next step could be to meet with the CIP Committee. Stephanie Alexander will coordinate with Peter Flynn to schedule Mr. Tardiff and Ms. St. John on the CIP Committee Agenda.
Jennifer McCourt suggested that Keith Gilbert, Henniker Fire Chief be included in road standard discussions. Mr. Tardiff and Ms. St. John agreed that including the Fire Chief would be a great idea.
Discussion Items:
8:05 p.m. Zoning Ordinance Changes
Bob Stamps, reviewed the scope of the Zoning Subcommittee. Mr. Stamps reviewed
the Charter and the process the Subcommittee followed.
Scott Osgood reviewed the process that this discussion will follow.
Mr. Stamps reviewed the topics to be discussed:
Ø Road Frontage Requirements
Ø Backland Lots in Rural Residential Districts
Ø Scenic Roads Protection
Ø Open Space Zoning
Ø Large Retail Restrictions
Ø Zoning Enforcement
8:10 p.m. Ted Parkins said both himself and Gene Brown worked on road frontage requirement recommendations. Mr. Parkins reviewed both the rationale and proposed changes.
Scott Osgood commented the backend lot was currently a Variance request to the ZBA and this proposed change would formalize the process.
Don Armstrong asked about the number of times a Backland Lot Subdivision could be done. There was an interactive discussion that determined this could be done as many times as the land would allow and meet all requirements. Discussion continued regarding distance between corridors. Other options discussed were open space development and traditional subdivision development.
Lauren Mulligan suggested a cluster type development to meet the concerns of distance between corridors. Ms. Mulligan asked about why this Backland lots proposed change is only for the Rural Residential. There was a conversation regarding other Zones and their needs. Don Armstrong voiced his concerns.
Lauren Mulligan said she would rather see one entrance out to the main road.
Jennifer McCourt said that if minimum distance requirements were added to this proposed change that a cluster development would be the logical outcome.
Lauren Mulligan said that when a backland lot is created right away areas should be part of the deed. Deed restrictions were discussed.
Lauren Mulligan said she felt that 5 acres with frontage of 200 feet within the Residential Neighborhood Districts is excessive. Conversation determined that the subcommittee did not intend to change the acreage only the frontage. This concern was determined to be a typographical error.
Jennifer McCourt said that if the road frontage is increased this will increase road maintenance.
Kristin Claire discussed the benefits of open space development with respect to roads.
Dennis McCommish said he was disappointed with the road frontage proposed change.
The Board discussed other options to address Mr. McCommish concerns such as open space or backland lots.
Marty Davis asked if this would cause the construction of additional roads in town.
Jennifer McCourt said she felt the frontage should be reassessed.
Lauren Mulligan made recommendations for road frontage.
Bob Stamps summarized the editorial changes for these proposed changes.
8:35 p.m. Marty Davis reviewed the recommendations for Henniker Scenic Roads Ordinance. Ms. Davis reviewed the intent, rationale, and RSA 231:157 & 158. Ms. Davis discussed the research completed to create this proposed change. The goal is to preserve scenic roads in Henniker. Preserving the scenic roads include concern for trees, stonewalls, maintenance, intersections, and speed limits.
Marty Davis said this is really a two-part process. The first piece is to have a process to designate a scenic road within Henniker. The second piece is to set the standards a scenic road within Henniker would be required to adhere to.
Jennifer McCourt said she had safety concerns. Ms. McCourt discussed East/West roads during winter.
Kristin Claire suggested the ordinance be more specific.
Lauren Mulligan said she could see both sides of this concern. Ms. Mulligan spoke to the enforcement issue.
Scott Osgood said that for developers subdivision regulations could be strengthened.
Katherine Patenaude spoke to the size of the tree as outlined in the proposed change.
Lauren Mulligan said she would like to broaden this ordinance to apply road standards in an effort to reflect the integrity of rural character.
Jennifer McCourt suggested a public hearing for road upgrades.
Bob Stamps summarized the editorial changes for these proposed changes.
The Planning Board agreed that this proposal becomes part of these road standards. Marty Davis agreed to participate in this process.
9:15 p.m. Stephany Marchut-Lavallee reviewed information regarding Henniker Zoning Enforcement. Ms. Marchut-Lavallee reviewed the research completed. There was an interactive conversation regarding enforcement.
Lauren Mulligan said she thought it would be appropriate to have a code enforcement officer.
9:35 p.m. Scott Osgood reviewed Open Space Zoning. Mr. Osgood reviewed the rationale and the flexibility of open space development. Kristin Claire presented the researched information.
There was an interactive conversation regarding open space development. The options of a density bonus were discussed.
10:10 p.m. Bob Stamps reviewed the rationale for proposed change for “Large Retail Store Limitation.” Mr. Stamps reviewed the proposed ordinance.
Bob Stamps summarized he will have the revised proposed changes to Stephanie Alexander by November 21, 2005.
10:30 p.m. The Board reviewed Zoning Definitions for Town Meeting 2006. The Board discussed the definitions and made editorial changes.
10:35 p.m. Meeting Minutes
Meeting Minutes from September 28, 2005 were reviewed and edited.
MOTION made by Kristin Claire to approve the September 28, 2005 meeting minutes as edited. Seconded by Scott Osgood and approved unanimously.
10:45 p.m. Meeting Minutes
Meeting Minutes from October 12, 2005 were reviewed and edited.
MOTION made by Terry Stamps to approve the October 12, 2005 meeting minutes as edited. Seconded by Kristin Claire and approved unanimously.
11:00 p.m. October 21, 2005 Zoning Board Agenda
The Board members reviewed this agenda item.
11:05 p.m. Correspondence
The Board reviewed correspondence received.
There was correspondence from the Town of Hopkinton regarding a recent application Hopkinton Case # 2005-21 Kenneth M. Desjardins Builders, deemed by Hopkinton as a regional impact. The traffic assessment was received from the Town of Hopkinton as requested by the Planning Board. Stephanie Alexander will make copies for each Board member and add this study to the next agenda as an action item.
Reports:
11:10 p.m. Consultant’s Report
Stephanie Alexander, Planning Consultant updated the Board on upcoming agenda applications. Ms. Alexander reviewed the draft agenda for the next regularly scheduled meeting on Wednesday, November 9, 2005. Stephanie Alexander provided a copy of her log for Board members to review.
11:20 p.m. Other Business
Scott Osgood, Chairman had a discussion regarding Roadway Improvement plans and the process they should follow.
MOTION made by Don Armstrong to adjourn the meeting. Seconded by Terry Stamps and approved unanimously.
Meeting adjourned at 11:30 p.m.
Respectfully,
Susan Thompson
Recording Secretary
TOWN OF HENNIKER
PLANNING BOARD
Members Present:
Scott Osgood, Chariman; Kristin Claire (arrived 7:10 p.m.), Vice Chairman; Cordell Johnston (left at 8:30 p.m.), Selectman Ex-Officio; James McElroy, Board Member; Gail Abramowicz, Board Member; Terry Stamps, Board Member; Colleen Lynch, Alternate Planning Consultant; and Susan Thompson, Recording Secretary.
Guests Present:
Angela Rook, Maurice Gagne, Matt Monahan, Dague Clark, Gail Woodward, Jean Lewis, Peter Flynn, Pam Smith, Peter St. Lawrence, Jennifer McCourt, LS White, Carl Martin, Jill Martin, Rob Smith, Earl Kalil, Rik Humboldt, and Daren Tinkham.
Chairman Osgood called the meeting to order at 7:00 p.m.
7:05 p.m. Meeting Minutes
Meeting Minutes from September 28, 2005 were unavailable and therefore would need to be postponed until the next scheduled packet.
Gail Abramowicz will call Deb in the Selectman’s Office to review a process for including the minutes in each Planning Board mailing packet.
New Business:
7:20 p.m. Case #2005-018
A Site Plan application has been submitted by Jean Buckley - Smith, Bucksmith LLC, for a lot line adjustment between Map 2 Lot 398-E1 and Lot 398-E2 on The Oaks Road in the Village Proper (RV) District.
Scott Osgood, Chairman recused himself from this Public Hearing Case #2005-018. Mr. Osgood asked James McElroy to facilitate this Public Hearing Case #2005-018.
James McElroy read the agenda item.
Mr. Robert Smith, Manager, The Oaks, reviewed the application for the Planning Board.
The applicant is proposing a lot line adjustment between Map 2 Lot 398-E1 and Lot 398-E2, to create proper frontage for Lot 398-E1. The applicant has discovered that the frontage for Lot 398-E1 on the previous 1990 approved Subdivision plan is owned by the abutter across the road.
Robert Smith reviewed the change for Board members to view on a large proposed plan submitted on September 21, 2005.
This lot line adjust plan will not create any new lots, nor are the proposed building sites changing in any way.
The Board reviewed the waivers requested and the pre-application review prepared by Stephanie Alexander, Planning Consultant, CNHRPC.
Kristin Claire voiced concerns about wetlands.
MOTION made by Cordell Johnston to accept application #2005-018 as complete. Seconded by Gail Abramowicz and approved unanimously.
Public comment opened 7:15 p.m.
Pam Smith, abutter voiced concerns of wetlands. Ms. Smith said this was a soggy piece of peat moss land that runs most of the length The Oaks Road. Ms. Smith voiced concerns regarding the waiver of soil testing and wetlands delineation.
Public comment closed 7:25 p.m.
Kristin Claire voiced concerns about approving a lot line adjustment not knowing if the applicant is going to have future concerns DES.
Cordell Johnston, suggested a site walk be scheduled.
Robert Smith said he wanted to point out this was a previously approved sub-division and all they are requesting is a lot adjustment to correct the mistaken road frontage concern.
James McElroy summarized that a site walk be scheduled to view the area to see the feasibility of access to the town road.
MOTION made by Cordell Johnston to continue this application #2005-018 to the next Planning Board meeting on October 26, 2005, in order to schedu