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Meeting Minutes |
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| Planning Board | |
| 2006 |
TOWN OF HENNIKER
PLANNING BOARD
Work Session
November 29, 2006
Members Present: Chairman Scott Osgood; Jim McElroy; Terry Stamps; Tom Watman (Selectman, ex-officio); Vice-Chair Kristin Claire
Others Present: Jennifer Astholz, recording secretary; Leon Parker; Bob Stamps; Martha Sunderland; Jennifer McCourt; Ron Taylor; Holly Green; Eleanor Kjellman; Rik Humboldt
Chairman Osgood called the meeting to order at 7:05 pm. He noted that Stephanie Alexander, Planning Consultant, was absent due to illness.
The minutes of the November 8, 2006 Regular Business Meeting were reviewed and corrected. Jim McElroy moved to accept the corrected minutes; Kristin Claire seconded the motion. The minutes were approved, 5-0.
Projects and Action
2. Final Zoning Ordinance Amendment Review
a. Conservation Commission:
Skyline View Ordinance: Martha Sunderland presented the revised edition of the proposed Skyline View Ordinance. She distributed a map showing 20 hilltops in town which would be within this conservation overlay district. She stated that one of the hilltops is actually within another hilltop on the map. It was noted that five of the hilltops are not named on the USGS map, and it was decided that they must be identified by specific latitude and longitude points. Ms. Sunderland stated that Denise Rico of the Conservation Commission has taken extensive photographs of the specified hilltops from public sites which demonstrate their importance to the Henniker skyline. Several points were discussed regarding agriculture, forestry and building aspects of the ordinance. ACTION: 1) Clarify that any building is to be below the ridgeline; 2) Demarcate the five unnamed hilltops by latitude/longitude; 3) number the diagrams within the document for ease of reference.
Watershed Overlay District: Mark Mitch reported on the progress of the Watershed Protection Ordinance. He distributed a revised document to the Board. He stated that the Conservation Commission has revised the document to separate buffer zone requirements of existing sites from those of proposed or new construction. Mr. Mitch noted that a significant change was to clarify specific “best management practices” in each section. He stated that the ordinance would not cause much impact to existing local farms. Enforcement of such an ordinance was discussed. Mr. Mitch stated that the codes enforcement officer would need to be educated; subsequently, complaints or claims would be investigated. It was noted that the ordinance must specifically state that it applies to great bodies of water larger than 10 acres (ponds). ACTION: The Board suggested that town residents should be educated through the use of newspaper articles, etc. describing the background and motivating factors causing the need for such an ordinance.
Jennifer McCourt made a recommendation to the Conservation Commission regarding their proposed ordinances that they have a technical review performed by the State so that defining information used to demarcate boundaries is consistent with the State documents. Mr. Mitch responded that State agencies have been involved throughout the process and that the document has been written to ensure its validity and will need to be updated as State documents are amended.
b. Route 114 Subcommittee
Eleanor Kjellman presented the rationale for adjusting zoning along Rte. 114 in order to proactively manage Town growth, balance development and allow for better control of the Town plan. She stated that the committee recommends to continue study of the area along Rte. 114 northbound towards Bradford in conjunction with the Conservation Commission. She reported that the area south of Town center towards Weare is a good area for controlled commercial growth. Ms. Kjellman stated that an informal survey has been conducted with the abutting landowners in that area. She also stated that the tax rate will not change.
Jennifer McCourt discussed more specifics of the warrant article changing the RR District to CR District. She reported that nothing too large would be developed in the area as town water and sewer is not available out that far. The committee envisions an area suitable for multi-family housing units and tradespeople (such as an electrician) working out of their homes. Considering the reduction of lot size from five acres to two acres, the Board noted that the chanes may draw more residential use. After much discussion about the intended use for the area, Leon Parker suggested creating a “subset zone” called CR-1 that provides for five-acre commercial zoning. Further allowance of excavation pits in the district was discussed. It was noted that this type of business creates revenue for the State but not as much as other commercial entities do for the Town. Ms. McCourt suggested that excavation pits could apply under “special exception.” The Board suggested that a well-communicated plan to educate the public about the positive aspect of commercial growth in Henniker would be beneficial. Kristin Claire suggested that New London is a good example of the type of development that would be positive for Henniker.
ACTION: Modify and expand the current CR zone further down Rte. 114 to Weare. Lots 742 and 743 will be included in the zone. The proposed CR-1 District will be reviewed by the Town attorney.
c. Planning Board
Chairman Scott Osgood stated that the revisions to the building permit ordinance have not come back from the attorney yet.
GMO: Jim McElroy and Kristin Claire distributed the revised ordinance as the current one expires at the time of Town Meeting. They reported that the most significant change relates to the method of determining the growth rate based on the growth of neighboring towns. Ms. Claire stated that this is the legally accepted method of managing growth. If accepted, it would expire in 2010.
Other Proposed Zoning Amendments:
Open Space Minimum Lot Size: The Board decided not to pursue this.
Terry Stamps will e-mail Don Armstrong about the Board’s decision to eliminate this from the list of proposed zoning amendments since he was not present at the meeting tonight.
The Board reviewed the list of the final nine items. The list includes: 1) Maximum square footage for Commercial Retail; 2) Frontage; 3) Wireless Communication Towers; 4) 10-Acre Minimum on currently nonconforming roads; 5) GMO; 6) Route 114 Commercial Zone; 7) Skyline View; 8) Building Permits; 9) Watershed
Kristin Claire moved for the Planning Board to accept this list to go forward to public hearing. Jim McElroy seconded the motion. It was approved, 5-0.
3. Town Meeting Communication and Education Strategy
The Board decided that effective communication to the public is key to understanding the vision of each warrant article. Some of the articles simply reference changes in definitions and will not need explanation; however, the Watershed, Skyline View, GMO, Building Permits, Route 114 Commercial Development, Commercial Retail and Frontage ordinances require more understanding. Chairman Osgood will contact The Villager and will write an article to submit to The Contender. Kristin Claire suggested that information be posted on the town website. Jim McElroy will contact the Rotary and Lions Clubs; Chairman Osgood will contact the Henniker Business Association. Terry Stamps volunteered to develop the format for conducting in-home informational forums to discuss the issues. This is a community outreach action to reach other residents who are not already involved in the other clubs or associations.
Terry Stamps is coordinating the writing of the actual warrant articles. She will contact the original authors with specific format information and dates of when documents need to be submitted, proofed and sent to Stephanie Alexander. Any e-mails relative to content will be appended to the minutes to be made available for public review.
Discussion Items
4. Consultant’s Report: Stephanie Alexander was not present at the meeting to give her report.
5. Correspondence: Chairman Osgood relayed a question that had been raised about conflict of interest. The response from the attorney stated that there is, in fact, no conflict of interest in this matter.
A letter was received about timber rights in the deed of the Flanders Road development. Kristin Claire will call Peter Flynn about the deed.
Reports
6. Other Business: Chairman Osgood reported that the budget was reduced for the recording secretary position. The total operating budget was reduced by about $500.00. There is money to purchase the GIS system; however, the $40,000 for a consultant was not put into the 2007 budget.
Jim McElroy moved to adjourn the meeting at 10:40 pm. Chairman Osgood seconded the motion; motion carried, 5-0.
Respectfully submitted,
Jennifer Astholz
Recording Secretary
TOWN OF HENNIKER
PLANNING BOARD
Work Session
October 25, 2006
Members Present: Chairman Scott Osgood; Terry Stamps; Jim McElroy; Kellie Dyjak.
Others Present: Stephanie Alexander, Planning Consultant, CNHRPC; Jennifer Astholz, recording secretary; Martha Sunderland; Denise Rico; Holly Green; Mark Mitch and Bob Stamps (all representing the Conservation Commission); Jennifer McCourt.
Chairman Osgood called the meeting to order at 6:04 pm.
1. The minutes of the Regular Business Meeting of October 11, 2006 were reviewed and corrected. Jim McElroy moved to accept the minutes as corrected. Terry Stamps seconded the motion. The minutes were approved,
4-0.
Projects and Action
2. Zoning Amendments
a) Conservation Commission
Ridgetop Protection: Martha Sunderland, representing the Conservation Commission, presented information to the Board concerning the Ridgetop Protection amendment. Ms. Sunderland stated that the Commission has been working on this amendment for the past two years. The purpose is to identify specific ridgetops and give them extra protection in order to keep the value of the views they offer. The intent is to avoid clear-cutting the ridgetop and protect the visual impact. The Commission identified the major hilltops in town and the elevation criteria (top 15%) to be protected. The proposed ordinance allows for buildings, roads, selective-cut logging, small areas of clear cutting and various uses for farming and nursery uses. The Conservation Commission was asked to talk to Cordell Johnston and Cynthia Marsland to verify current use definitions for agriculture. After discussion of various items, it was noted that photographs would be helpful to illustrate the need for this amendment. Also, the name of the ordinance was changed to “Viewshed Skyline Ordinance” to clarify the meaning so it is not confused with any existing development.
(Note: Kristin Claire arrived at 6:39 pm.)
Chairman Osgood stated that changes will have to appear in the Subdivision Regulations to identify when properties are in this overlay district.
Jim McElroy empahasized that the pertinent information will have to be clearly explained in brief form on the ballot.
Kristin Claire stated that it needs to be clear that property owners still have rights to develop, but the ordinance will limit tree cutting.
Action: The Conservation Commission is to write the article; rename the ordinance; produce a sketch and photographs to illustrate the identified hilltops.
Steep Slopes: Denise Rico presented the proposed amendment on behalf of the Conservation Commission. She stated that this ordinance would prohibit development on slopes greater than 25-percent. She stated that there are 27 other towns with this ordinance in New Hampshire. Ms. Rico stated that a lot of the lower, flatter lands in Henniker are already used, so the Town can expect more impact to the hillsides. She reported that elevation, drainage and runoff are major concerns with hillside development. She stated that it is common on the East Coast to have steep slope protection at 20-25% grades.
Chairman Osgood stated that it would be helpful to have scientific data (hydro-study, soil degradation, etc.) showing the impact to the land.
(Note: Gary Guzouskas and Don Armstrong arrived at 7:01 pm.)
Jennifer McCourt, (McCourt Engineering) audience member, asked to speak to this. She stated that there is typically a 4:1 ratio (25% slope), but how much of the slope the developer is using must be considered. If they only need two feet or 50 feet makes a difference. She also stated that this will not keep people from re-grading the area before coming to the Planning Board. She stated that there is scientific date supporting development of 33-percent slopes depending on soil types, etc. She stated that she does not like the idea of picking an arbitrary slope number as development should be site specific with proper engineering.
Kristin Claire stated that she would feel better if the town had a building code enforcement officer to oversee this, but the town has not voted yet to adopt these codes.
Action: Conservation Commission will determine what percentage of the town is affected by the proposed ordinance; they will also try to find more scientific data to be included. Commission will report findings at the next work session meeting.
Watershed/shoreline protection: Mark Mitch presented the need for this ordinance. He gave history of French and Keyser Ponds, noting their decreased use and lack of swimming availability due to the cyanobacteria bloom contaminating the ponds. He stated that the Conservation Commission has been involved in studying this problem for about seven years, and it appears that one of the contributing factors is phosphorous released from land use. He stated that there is $300,000 available from DES to help pursue protection, but the State would not contribute without the Town having a watershed protection ordinance in place. He stated that four towns have adopted this type of ordinance and five other towns are in the process this year. He stated that this is a long-term problem, and the ordinance would be tailored to the specific needs of Henniker relative to drainage, river, stream and pond needs.
Discussion of agriculture and landscaping roles contributing to the cyano-bloom problem continued.
Chairman Osgood stated that they may want to write in specific exemptions where necessary.
Jim McElroy stated that having a list of things not to be within the buffer zones would be helpful. He also stated that he is struggling with the enforcement issue. He asked who would regulate this ordinance as the Planning Board is not an enforcing body.
Don Armstrong stated that it should be clear that the ordinance concerns all “great water bodies (greater than 10 acres) so people don’t panic over requirements.
Mark Mitch stated that the real problem comes from phosphates released by manure, chemicals and disturbance.
Jen McCourt stated that a similar issue came up in Derry. The State identified farms that were contributing to the problem and gave them grants to help keep the farm in business.
Action: More work will be done on writing the ordinance and will be discussed at the next work session.
Aquifer Protection: Holly Green recommended the water resource management plan on behalf of the Conservation Commission. She stated that DES has resource protection grants to go towards developing plans, inventories and ordinances, but the major criteria is that it be directly related to well-head protection ordinances. There is a November deadline for this application.
Chairman Osgood stated the Planning Board, the Town Selectmen and Cogswell Springs have roles in this and an integrated plan for aquifer protection needs to be developed.
Holly Green stated that it is premature to get a grant or put in an ordinance at this time. They will continue to do research during the next year.
Action: Chairman Osgood asked that representatives from Cogswell Springs and the Town Selectmen be invited to a future business meeting to discuss this matter. The grant application could be used as the guiding document.
b) Route 114 Zoning Committee
Jennifer McCourt stated that the subcommittee has spoken to many property owners in the targeted areas along Rte. 114. She stated that they do not have a problem rezoning the area; only one property owner did not want any changes. She presented the plan of a Commerce Park District, limiting businesses to 20 employees and manufacturing. She stated that it is easier to regulate commercial entities than single-family households which aids in protecting the environment. For example, bonuses could be given if they save existing trees to offer more attractive development. The committee is looking for low-impact type businesses, multifamily unit “affordable housing”. It has been determined that no auto body shops, etc, be allowed.
Terry Stamps stated that permitted uses should not include excavation sites. She also stated her concern that some of the area of Route 114 north has been identified by the Conservation Commission as a high priority area to be protected.
Jen McCourt stated that extending the CR zone along Route 114 South would be a great place for cottage industry.
Action: Jen McCourt asked for help from the Conservation Commission as the CZ could be more regulated than a residential zone along Route 114 north. Ms. McCourt stated that the committee would write two separate articles for the areas of Rte. 114 north and south to be presented at the 11/29/06 meeting.
c) Planning Board
Building Permits: Chairman Osgood is working with the Selectmen on this. There will be more discussion on this at the next meeting.
(Note: Kellie Dyjak left at 9:21 pm as she was not feeling well.)
GMO Re-Adoption: Jim McElroy and Kristin Claire are working on this. They stated that the population continues to grow at a rate greater than the state and county average. Ms. Claire reviewed several other factors involved. She stated that the tax rate is high because taxable property is so low. They will show the algorithm used instead of a specific number.
Action: Jim McElroy and Kristin Claire will look at the algorithm, put the tax table in and find the number of lots created in 2004 to complete the document.
Open space minimum lot size: Don Armstrong stated that DES takes precedence over Town standards. He recommended going with the DES requirements.
Action: Revise section to include the DES requirements. Stephanie Alexander recommended that it be titled appropriately.
Class V, A & B Roads: Terry Stamps passed out draft versions (Section 133-40; in the new book, Section 133-39) for Class A, B & C roads. She recommended that previous references to Class A & B roads be removed.
Class V roads state that changing the road changes the zoning. Class V gravel roads in the RR District have 250-feet minimum (changed from 125 feet).
Maximum square footage for Commercial Retail was discussed. Jen McCourt suggested that a 100-percent retail business may have 35,000 square feet maximum and a business that is 50-percent retail and 50-percent wholesale may be 50,000 square feet.
Discussion Items
3. Consultant’s Report: Stephanie Alexander decided to hold her report until the next meeting.
Agenda for 11/8/06: The Transportation Planner from CNHRPC will be invited to offer a 30-minute question/answer session regarding the Roads Exactions Policy.
There is one new application and two matters of old business on the agenda. One conceptual consultation for minor subdivision by Ed Ulmer is planned. The Board noted that the Harvester Market has put arborvitae in its landscaping, so that item may be taken off of the agenda. GMO updates will be put on the agenda, and there may be information concerning building permits.
4. Correspondence: Books on “Lecture I of Planning Board Basics” are now available.
Other Business
5. Budget Season: Jim McElroy reported that the preliminary CIP budget contains $40,000 for a GIS consultant. There is a question whether it belongs in the capital or expense budget.
Jim McElroy moved to adjourn at 10:16 pm. Kristin Claire seconded; it was approved, 6-0.
Respectfully submitted,
Jennifer Astholz
TOWN OF HENNIKER
PLANNING BOARD
Regular Business Meeting
October 11, 2006
Members Present: Scott Osgood, Chairman; Kristin Claire, Vice-Chair; Terry Stamps; Tom Watman (Selectman, ex-officio); Gary Guzouskas; Jim McElroy; Don Armstrong
Others Present: Stephanie Alexander, Planning Consultant, CNHRPC; Jennifer Astholz, recording secretary. Members of the audience included Art Siciliano; Tom Wagner; Robert and Jan Aucoin; Jennifer McCourt; Tim Pigsley; Sean Curran; Joe Morette; Janine Bates.
Chairman Osgood called the meeting to order at 7:01 pm. Chairman Osgood asked board member Jim McElroy to preside over the review of the minutes since he was not in attendance at the last meeting.
1. Minutes from the Work Session of September 27, 2006 were reviewed and corrected. Terry Stamps moved to accept the minutes as corrected; Don Armstrong seconded the motion. The motion passed, 5-0.
Old Business:
2. Case #2003-023: Ridgetop Estates, Map 2, Lot 95. No representative was present to discuss the performance bond release. This will be put on the agenda for the November business meeting.
New Business:
3. Case #2006-012: A site plan review application for a summer day camp at Pat’s Peak has been submitted by Kris Blomback, General Manager, on behalf of owner Wayne Patenaude, on Map 1, Lots 588A and 589B at 24 Flanders Road in the Commercial Recreational (CR) District.
Stephanie Alexander, planning consultant, gave a status report of the application process. She reported that the proper letter of authorization was received; waivers will be submitted tonight and all fees have been paid by the applicant. She stated that a complete legend has been placed on the plan, and there are various items to be discussed at this meeting.
Chairman Osgood asked the applicant, Kris Blomback, to present a brief explanation of the proposed plans relating to the Adventure Day Camp to be conducted at Pat’s Peak during the summer months when school is not in session. Mr. Blomback stated that the day camp will support approximately 75 children, ages 6-14 and offer activities such as swimming, mountain biking, canoeing and kayaking lessons, ball fields and a multi-use court. He also stated that they envision a counselor-in-training program geared for 14 to 18-year olds. Jennifer McCourt, assisting Mr. Blomback, showed revised plans to the board. Ms. McCourt stated that they would be requesting several waivers as this plan is derived from an existing plan and an existing use. The applicant is only trying to amend the use of the facility for the summer months.
Discussion ensued about the picnic pavilion, parking spaces, landscaping, lighting and security (especially of the swimming pool). The applicant stated that all areas that will not be covered with another surface (such as the ball field, tennis court, pool, etc.) will be loamed and seeded. Hours of operation for the day camp were also discussed, stressing that the day camp will not conduct overnight sessions and will conform to the town noise ordinance.
Proper security measures concerning the pool including fencing, motion detecting lights, strong covers, etc. were discussed. The Board agreed that the fence needs to be higher than four feet and is not to be chain-link. Kris Blomback stated that he has researched several facilities in Concord as well as other recreational sites to see what security measures have been taken. He stated that all reasonable measures will be instituted to ensure public safety.
Chairman Osgood stated that seven waivers have been requested. The Board reviewed all of them. The waivers were deemed to be applicable and relevant. Jim McElroy moved to accept the waivers; Gary Guzouskas seconded the motion. The motion passed, 7-0.
Kristin Claire, Vice-Chairman, moved to accept the plan as complete; Jim McElroy seconded the motion. The motion passed unanimously.
Chairman Osgood asked for public comment. Janine Bates, an abutter on Craney Hill Road, stated that she is concerned about noise in the area as the PA system is very loud. She also raised the need for a larger stop sign exiting the recreational area on to Flanders Road in order to increase safety. Ms. Bates stated that she would like reassurance that this will be utilized specifically for a day camp and will not progress into further development.
Kris Blomback stated that they may occasionally page someone over the PA system, music will not be broadcast during the summer camp, and the staff will rely mainly on two-way radio communication to reduce noise. Jennifer McCourt also stated that there is much more vegetation in the summer than during the winter months which will help to absorb noise generated during the camp. Also, as kids will be in a camp setting with counselors, the tone of the camp will be much different than the winter activities during ski season. Mr. Blomback stated that the facility has been approached for many other types of business expansion including summer concert series, alpine slide operations, water parks, etc. He stated that the owners recognize the need to diversify; these other activities have been rejected because they do not fit with their vision of what Henniker desires.
Tom Wagner, resident on Flanders Road, questioned the tree line survey around the reservoir area. Mr. Blomback stated that no trees would be cleared except what was necessary for the canoe launch area.
As there was no further comment, the public hearing was closed at 8:10 pm.
It was determined that a site walk of this property is not necessary.
Gary Guzouskas moved to approve the plan with the following conditions
1. The following note shall be added to the plan: The summer Adventure Day Camp will operate only during daylight hours.
2. New fencing details for the pool will be provided, including a 6 ft high fence, rod-style fencing, or other detail acceptable to the board, and incorporated into the plan.
3. The applicant will install a larger stop sign on the granite post at the exit to the facility.
Jim McElroy seconded the motion. The motion to approve the plan passed, 7-0.
The Board took a five-minute recess and resumed business at 8:27 pm.
4. Case 2006-015: A minor subdivision application for a 2-lot subdivision has been submitted by Aucoin Farms, on behalf of owner Lorraine Aucoin, on Map 1, Lot 642 at 17 Huntington Road in the Rural Residential (RR) District.
Stephanie Alexander reported that the application had been reviewed by another CNHRPC consultant. She stated that the applicant did meet briefly with her to present the application.
Art Siciliano, representing the applicant, presented the plan of subdividing the 76.73-acre property with frontage on Huntington Road into a two-lot subdivision with the second lot being 6.34 acres on Quaker Street. He addressed all of the details required for plat details and noted that the wetlands scientist has delineated a small area of wetlands on the map.
Stephanie Alexander conducted further discussion of the waiver applications. It is noted that the applicant will provide a copy of the driveway application to the Board. It is also noted that letters from the Conservation Commission and the Fire Department were received tonight.
The Board discussed the requested waivers. Jim McElroy moved to accept the waivers; Gary Guzouskas seconded the motion. Motion to accept waivers passed 7-0.
Chairman Osgood requested that more detail of the area around Quaker Street be provided.
Jim McElroy suggested that a letter from the partnership granting the authority for Mr. Siciliano to represent them would be in order as the person listed on the application was not present at the meeting. It is noted that three of the four partners are in attendance at this meeting and all four signatures are on the application; therefore, it is recorded that proper authorization is granted.
Jim McElroy moved to accept the application as complete with several conditions; Gary Guzouskas seconded the motion, and it was passed unanimously. They realized the procedural error of including specific conditions in that motion and called to have the motion amended. Kristin Claire moved to accept the application as complete; Terry Stamps seconded the motion. The motion to accept the application as complete was approved, 7-0.
Chairman Osgood asked for any public comment regarding this case; there was none. The Board decided that no site walk was necessary. The public hearing was closed at 9:56 pm.
Chairman Osgood asked for the Board’s comment before considering approval. Several conditions were discussed.
Chairman Osgood moved to approve the application with the following conditions:
1. More survey detail on Lot 640-A’s lot configuration at the location of the Old Road right of way and Quaker Road shall be provided.
2. The following note shall be added to the plan: Residential sprinkler systems or other acceptable measures shall be installed in accordance with Henniker Fire Department specifications.
3. The driveway permit application for Lot 642-D shall be submitted.
Kristin Claire seconded the motion, and it was approved, 7-0.
The applicant will notify the Town when the final bounds are set. As the applicant has stated that a single family detached home will be built on the lot, school impact fees have been assessed by the Planning Board at $5,518 for Lot 642-D. Active and substantial development is defined for this subdivision as adopted at the May 10, 2006 public hearing.
Conceptual Consultation
The Board agreed to skip the next item on the agenda in order to keep
Mr. Morette from waiting.
5. Case #2006-016: Conceptual materials for a multi-family residential site plan and lot merger have been submitted by Joseph and Jin Morette at 19 Newton Road on Map 2, Lots 369C and 369D in the Commercial Village (CV) District.
Stephanie Alexander gave a synopsis of what has transpired thus far. She stated that Mr. Morette had gone before ZBA for special exception for a multi-family unit in a commercial district. The ZBA denied the application as it was not complete. She explained his request to come before the Planning Board to get a better idea of how to move forward.
Mr. Joseph Morette presented his plan for creating reasonably-priced housing on these two lots. He included his ideas for how to create some revenue for the town without causing a great deal of impact on services.
Many factors were discussed including the viability of town water, town sewer and paving the road. Also, the merits of modular housing versus manufactured housing were clarified, and it was noted that modular housing is allowed.
Calculations for deriving the number of units that would be allowed were debated. Jennifer McCourt, representing Mr. Morette, stated that the ratio of 1:6 applies to living area and driveway area pavement times six for land area is the correct density calculation. She stated that it would probably calculate to 30-40 units. She also stated that the real problem with zoning is that it states that only one principal building per lot is allowed. This is detrimental to avoiding the “big box” complex.
The Board collectively stated that if the numbers could work for the land, they like the concept and would like to see affordable housing within walking distance of the downtown area.
Kristin Claire stated that the biggest issue is how to comply with zoning while providing what is best for the town. She stated that it would be better to get this particular zoning language changed to allow this type of development for the benefit of Henniker.
The merits of creating an overlay district or amending zoning ordinances were discussed. It was generally felt that trying to craft changes to the zoning ordinances this late in the year would be premature. Tom Watman, board member, stated that there are yet too many questions and not enough time to properly answer them. It was the consensus of the Board that while it is a good idea and is necessary for the area, it would be better to research possible zoning changes over the next year.
Sean Curran, real estate attorney for Mr. Morette, recapped the discussion and stated that, in his opinion, Henniker would not want what the current zoning ordinances require.
Mr. Morette stated that he will continue to develop his plans and will continue communication with the fire department and departments of water, sewer, road management, etc.
Tom Watman asked Stephanie Alexander to get information as to how other communities (in and out of New Hampshire) have handled this situation. He suggested looking at Arizona and Oregon to see how they have progressed with “workforce housing.” Chairman Osgood stated that if anyone thinks of any other resources for this type of development, send them to him or to Stephanie.
Chairman Osgood moved to investigate ideas for “workforce housing” in the CV District. Tom Watman seconded the motion. The motion passed, 7-0.
6. Planning Board 2007 Meeting Schedule
Stephanie Alexander presented the Planning Board’s meeting schedule for the coming year. Jim McElroy moved to accept the schedule; Kristin Claire seconded the motion. The schedule was approved, 6-0.
Discussion Items
7. Zoning: Terry Stamps presented the list of 2007 Proposed Zoning Amendments. The GMO readoption was discussed at length. Jim McElroy agreed to help Kristin Claire with the GMO since he has information and experience from other committees. It was also noted that the Conservation Commission will make proposals and recommendations to the Planning Board. The Planning Board will adopt them and make them Planning Board amendments.
8. Consultant’s Report: Stephanie Alexander stated that there is no log to review. The agenda for the October 25, 2006 Work Session meeting was discussed. The meeting will begin at 6:00 pm and will consist of reviewing the Zoning Ordinances. It was decided to invite the Transportation Planner to the November 8 meeting to discuss exactions policies.
Ms. Alexander stated that the zoning ordinance books are at the printer and should be available next week.
9. Correspondence: The minutes of the Board of Selectmen’s meeting was made available.
10. Other Business: Gary Guzouskas was appointed to the Roads Management Committee.
Don Armstrong moved to adjourn at 10:53 pm. Kristin Claire seconded the motion; motion carried unanimously.
Respectfully submitted,
Jennifer Astholz
Town of Henniker
Planning Board
Work Session
September 27, 2006
Members Present: Jim McElroy, Chairman pro tem; Kellie Dyjak; Don Armstrong; Terry Stamps; Tom Watman; Gary Guzouskas.
Others Present: Stephanie Alexander, Planning Consultant, CNHRPC; Jennifer Astholz, recording secretary; Jennifer McCourt; Joe Morette
Jim McElroy, Chairman Pro tem, called the meeting to order at 7:02 pm.
The minutes of the regular business meeting conducted on September 13, 2006, were reviewed and corrected. Don Armstrong moved to accept the minutes as corrected; Terry Stamps seconded; the motion passed, 6-0.
Kellie Dyjak, board member, relayed information that Kristin Claire is having some difficulty with the GMO project. She stated that Kristin is hoping to have the other board members volunteer to help with specific tasks that will be sent via e-mail.
Stephanie Alexander stated that no guests had made any request to be put on the agenda for the evening, but the Board may entertain hearing anyone from the audience if they chose to. Joe Morette, audience member, approached the board for information relative to a conceptual consultation. Mr. McElroy instructed Mr. Morette to work with Ms. Alexander during a break or at the end of the meeting in order to follow proper procedures in presenting a conceptual consultation.
Projects and Action:
Review Revised Road Classification List: The board reviewed the various classifications. The board had asked for examples of which roads were what type; this information was distributed into tables. A section was added to the table noting whether the road meets town standards or not. Every road is tied to the status map, although not all of the roads are on the map. Gary Guzouskas stated that the table is based on the road status map dated 12/02. The board will check with Cindy as she can verify exactly which map was used.
Discussion about the road classifications included how a road is actually used. Don Armstrong, board member, stated that some of the roads are used as collector roads, thereby costing three times the amount to maintain, even though classified as a local road. Also, Old Hillsboro road is a paved town road. The board will ask the town engineer if it should be a local road or a collector road.
The term “meets town specifications” was discussed. Definitions of geometry and site distance may be included. No traffic data was utilized for the roads on the table.
After discussion, it was decided that the information presented would be considered an ancillary document and would not officially be placed in the subdivision regulations. This information is useful to the planning board for guidance of general traffic flow analysis and delineates portions of roads that carry more traffic than the rest of the road.
Route 114 Zoning Subcommittee: Jennifer McCourt, chairman, asked the planning board to officially confirm the members of this subcommittee to include: Leon Parker, David Currier, Ron Taylor and Eleanor Kjellman. Gary Guzouskas moved to confirm the committee appointments; Kellie Dyjak seconded; the motion passed, 6-0.
Ms. McCourt stated that the committee has had two meetings to date and are reviewing the areas both north and south on Rte. 114. The members are talking to town residents and lot owners to discuss the goals of the town. She stated that they are gathering information from other towns with similar terrains, wetlands, etc. Ms. McCourt stated that the committee is generating good ideas for the area. She stated that commerce could offer more protection for the town than if the area is left to single family homeowners. She explained that cottage industries help the overall tax rate without much increase of traffic or impact to the land. The next subcommittee meeting is scheduled for October 10, 2006.
Ms. McCourt asked for copies of the new maps created by the Conservation Commission. Ms. Alexander loaned her the CD of the maps so that Ms. McCourt can print her own copies.
Ms. McCourt asked the board to review Section 133-18 of the zoning ordinances concerning one building per lot. She stated that it may behoove the town to review this ordinance as there may be times when more than one smaller building on a lot would be helpful in maintaining the desirable “small-town feel” of Henniker.
Zoning Amendments: Terry Stamps stated that a representative of the Conservation Commission is planning to come to the meeting on 10/25/06 to review steep slopes, Ridgetop ordinance and the watershed overlay district.
Other zoning concerns:
*Change in the general paragraph about wireless communication towers;
*Proposed minimum frontage changes;
*Maximum square footage of commercial retail businesses;
*Aquifer protection ordinances (may be worthwhile to reference the DES Water Source regulations)
*GMO
*Building permits (Scott Osgood working on this)
*10-acre standards
Ms. Stamps stated that she will have draft copies at the 10/25/06 meeting.
Reviewed business for the next meeting: Presentation from the Rte 114 Subcommittee; Conservation Commission presentation; Planning Board’s list (Board will have to prioritize the list).
Discussion Items:
Consultant’s Report: Stephanie Alexander passed around her log from the last couple of weeks. She reviewed the agenda for the next meeting on 10/11/06 where the board will consider:
1) Recommendation to release bond;
2) Pat’s Peak Summer Day Camp;
3) Aucoin Farms application for two-lot subdivision. (Note: Has not had a Conceptual Consultation with Stephanie Alexander.)
4) Review PB meeting schedule for 2007;
5) Zoning Amendments;
6) Exactions Policy
7) Invite CNHRPC Transportation Planner
Tom Watman, board member, asked if the Selectmen could go forward with the Roads Management Plan. Ms. Alexander stated that they need to be in communication with the chairman of the Planning Board but sees nothing to preclude them from moving on it. Long discussion continued about how they should proceed, and it was thought that it would be very helpful if the Planning Commission could provide criteria to include in a plan.
Letter received from Town Counsel Re: Bacon Road:
Stephanie Alexander asked for permission to send either the entire response letter or just relative excerpts to an applicant. As this is legal advice and is privileged and confidential information, it was decided that only the applicable excerpts would be sent and the entire letter would be kept in a separate, confidential file. Ms. McCourt suggested that the applicant should know that other issues were discussed in the letter and that it was recorded as such in these minutes.
Ms. Alexander stated that a question arose about fees for a site plan application regarding new nonresidential construction. It was decided that because of the intense meeting schedule over the next few meetings, this issue will be discussed in the future.
Correspondence: OEP Planning and Zoning Conference—There has been some difficulty registering online. Members discussed possible carpooling to the event.
The board briefly discussed the Selectmen’s meeting of 9/26/06 concerning the possible re-numbering of addresses.
Jim McElroy discussed regional impact issue of a new cell tower going up in Newport.
Other Business: None
Kellie Dyjak moved to adjourn at 9:20 pm. Don Armstrong seconded; motion passed, 6-0.
Respectfully submitted,
Jennifer Astholz
TOWN OF HENNIKER
PLANNING BOARD
Approved
August 9, 2006
Members present: Chairman Scott Osgood; Tom Watman, selectman ex-officio; Jim McElroy; Terry Stamps; Gary Guzouskas; Kellie Dyjak; Kristin Claire
Others present: Jennifer Astholz, recording secretary; Barry Hobbins, representing Cingular; Randy Howse; Jennifer Lougee; Dorothy and Anthony Riccio.
Chairman Osgood called the meeting to order at 7:00 pm. Jim McElroy presided over the review of the minutes of the July 12, 2006 meeting. Corrections were made. Terry Stamps moved to accept the minutes as corrected. Jim McElroy seconded the motion; the minutes were approved 5-0. Chairman Osgood abstained from the vote as he did not attend that meeting.
Old Business:
Chairman Osgood requested Jim McElroy to preside over this portion of the meeting as he had more familiarity with this case from the previous meeting.
Case #2006-008: Continuation of a Telecommunications Site Plan Review application submitted by Cingular Wireless, on behalf of Crown Castle International. The plan is to add up to 6 panel antennas to the existing cellular tower, add an 11’ x 20’ equipment shelter, and add a LP Gas system to the compound to the property location of Map 1 Lot 588A on 24 Flanders Road in the Commercial Recreational (CR) District.
Barry Hobbins, representing Cingular, addressed the concerns that were raised by the board at the initial presentation of July 12, 2006 and in a subsequent memo dated August 4, 2006, from Stephanie Alexander, Planning Consultant. He distributed new plans to the board members. Mr. Hobbins stated that some of the supplemental documentation had been mailed overnight to the Henniker Town Clerk and had been received in the town office on August 8, 2006.
Mr. Hobbins first showed the board several photographs taken from the tower at a height of 118 feet. He addressed each view in the packet and noted that each one was labeled applicable to the viewshed analysis.
Supplemental information was presented as requested and labeled as Exhibits 12 through 22.
Gary Guzouskas, board member, began discussion of how many propane tanks would be contained as there is concern about the protection of that amount of propane. Mr. Hobbins stated that he could not specify exactly how many tanks would be housed; however, he believes that there are currently eight tanks for other carriers there now. It was noted that the plans indicate the need for three tanks.
Relative to Exhibit #14, noise study-- Mr. Hobbins stated that there would be a 4-ton capacity wall-mounted air conditioning unit that at its highest output would be equivalent to a 10-foot surf. He also stated that the data tables of various outputs and sound produced is available.
Exhibit #15, revised antenna specifications—52 inches high; 6 inches wide; broadband.
Exhibit #16, radio frequency interference study—Letter dated July 21, 2006, addressed to the Planning Board and signed by engineer Randy Howse states that Cingular will provide an emergency phone contact 24 hours per day, seven days per week. The number will be available at the site and in the Town Offices. Mr. Hobbins stated that this contact can control all sites and radios can be turned off in an emergency if necessary.
Exhibit #17, underground feasibility—A letter has been provided stating that this area is not suitable for underground placement due to 1)logistical construction obstacles; 2) safety factors; 3)impeded maintenance.
Exhibit #18, generator specifications have been provided giving the type of alternator, etc, which would be helpful to an electrical inspector.
Exhibit #19, site photos have been provided in accordance with the viewshed analysis. There is negligible impact from the sites chosen which included Pat’s Peak parking lot, Flanders Road and Depot Hill Road.
Exhibit #20-- Mr. Hobbins stated that Article 14 outlines liability coverage, worker’s compensation insurance, aggregate and subrogation rights, waivers, etc., that are similar throughout the industry.
Exhibit #21, Mr. Hobbins stated that a statement regarding future technology was difficult to put together, but the statement conforms to the town ordinance.
The list of administrative requirements supplied by Stephanie Alexander was reviewed. There was discussion as to the repositioning of the gate and whether the site would have to be built up and filled in to keep it level. Mr. Hobbins stated that the site is level and as they are presenting the construction, it will not have to be built up.
The board asked for a statement of “best erosion control practices during construction” to be put on the plans.
After thorough review of the documentation, Tom Watman, board member, moved to accept the application as complete. Kristin Claire seconded the motion. The motion was approved, 7-0.
The board moved into public hearing on this application. No public comment was made, and the public hearing was closed at 8:04 pm.
The board discussed whether to accept this application. Terry Stamps, board member, stated two conditions for approval: 1) Town of Henniker is to be updated in writing if the emergency contact phone number is changed; 2) notation of “best management practices for erosion control per the accepted current State standards” is to be added to the plans.
Gary Guzouskas moved to approve the application with the two conditions so stated. Kristin Claire seconded the motion. The motion passed, 7-0, granting this application.
You are hereby notified that the application to add up to 6 panel antennas to the existing cellular tower, add an 11’ by 20’ equipment shelter, and add an LP Gas system to the compound to the property located on Map 1 Lot 588A on 24 Flanders Road in the Commercial Recreational District (CR) District, submitted by Cingular Wireless, on behalf of Crown Castle International was APPROVED at the August 9, 2006 meeting with the following conditions:
1. A note that the Contractor will comply with current State Standards for Best Management Practices will be added to the plan
2. The applicant agrees to notify the Town if the emergency contact number displayed at the site changes.
Other old business on the agenda was postponed to later in the meeting in order to serve community members in attendance awaiting conceptual consultation.
Conceptual Consultation
(8:10 pm--Chairman Osgood presided over the remainder of this meeting.)
Case #2006-009: Materials for conceptual site plan review have been submitted by Dorothy and Anthony Riccio, owners of Village Greenhouse, on Map2, Lot 166 at 3 Gould Street in the Village Proper (RV) District.
Dorothy Riccio stated that she would like to add a small-scale, prepackaged health food line to her current retail store. She stated that she hopes that this will generate more customer flow, however, does not anticipate any increased traffic or parking issues. She stated that the store currently has 7 parking spaces with one handicap spot. She stated that the flower business currently generates deliveries three times per week and she anticipates another one time per week delivery of the food items.
Chairman Osgood stated that in reviewing the definition for change of use and of the current and proposed uses, a site plan review does not appear to be necessary in this case. The board encouraged Mr. and Mrs. Riccio to contact the town Health Officer, Jill Fournier, to further pursue any action needed to comply with the State food regulation laws.
Old Business:
Case #2004-001/Case #2004-16: Harvester Market Self Storage. Discussion of fulfillment of plan approval regarding fencing and landscaping.
The board reviewed the particular language of what was approved on the notice of decision. It was decided to take pictures of the site and discuss the issue further at the next meeting.
New Business:
Case #2006-010: A waiver from site plan review has been submitted by ANK Import Export Wholesalers on Map 2, Lot 396 at 88 Western Avenue in the Village Commerce (CV) District. The applicants were not present at the meeting.
Kristin Claire read from Stephanie Alexander’s, Planning Consultant, status log report. It was noted that there are several inconsistencies in the application and the case is not coherent.
Chairman Osgood stated that he will write a letter to Kevin Steinbach, property owner, indicating that a site plan review is necessary for this property, and there was not sufficient information to decide on this case. He stated that the Salih’s and the Code Enforcement Officer will also receive copies of the letter.
It was also noted that there is some type of dog biscuit manufacturing/packaging business being run out of the same building. This will be investigated further.
Kristin Claire moved to not grant a waiver for site plan review. Terry Stamps seconded the motion. The motion passed, 7-0, to NOT grant a waiver.
You are hereby notified that the application for a waiver from site plan review submitted by ANK Import Export Wholesalers on Map 2, Lot 396 located at 88 Western Ave in the Village Commercial District was NOT APPROVED at the Planning Board Meeting of August 9, 2006..
Discussion Items
Gravel Excavation: The board discussed options of studying the documentation necessary for monitoring active gravel pits. Kellie Dyjak suggested taking pictures of every gravel pit being excavated in town. The board decided that doing that right away could cause misunderstanding. Jim McElroy suggested using dated aerial photographs of town that would show the excavation sites and where excavation has increased over time. Tom Watman clarified that the Planning Board is the town regulator and authority of this industry. He suggested talking to Peter Flynn, Town Administrator, about putting a paid person on staff in the town office to monitor this business. Kellie Dyjak stated she will write a job description of the tasks involved, discuss putting the position into the town budget with Peter Flynn, and she will also continue research to find the current state of all the gravel pits in Henniker.
Correspondence: None
Other Business:
Kristin Claire read Stephanie Alexander’s consultant’s log in her absence. She noted a phone call by Art Siciliano asking for information whereby Stephanie referred him to Deb.
Planning Board subcommittees were discussed. Tom Watman stated that he had recruited three members for the Route 114 subcommittee: Ron Taylor, Leon Parker and Dave Currier. Chairman Osgood stated that he had talked to Kris Blomback about that committee also.
Terry Stamps relayed that she had heard comments expressing concern about Jennifer McCourt being the chair of the Route 114 zoning subcommittee as it might be a conflict of interest for her.
Kristin Claire moved to establish a subcommittee to study the development potential for Route 114 north and south. Terry Stamps seconded, and the motion passed, 7-0.
Terry Stamps submitted the following for the Charter of the Route 114 Subcommittee: “The Planning Board charges this subcommittee to reevaluate the current zoning for Route 114 north and south in Henniker. The Planning Board’s focus is to ensure there are growth opportunities for future commercial and other development along Route 114. “
Chairman Osgood moved to accept the charter as written. Tom Watman seconded the motion. It was accepted, 7-0.
GIS Software was discussed as being helpful in forming a buildout analysis of the town. Chairman Osgood stated that he will create a job description relative to the GIS system for future town budget considerations.
At 9:25 pm, Peter Flynn, Town Administrator, joined the meeting. He asked for clarification of how town roads are added to the official maps. The board confirmed that roads are selected at town meeting.
The Zoning Subcommittee to prepare for Town Meeting 2007 was discussed.
Kristin Claire moved to form a subcommittee for zoning changes for 2007 Town Meeting. Terry Stamps seconded the motion, and it was approved, 7-0.
Jim McElroy and Kristin Claire will work on creating a charter for this subcommittee. Terry Stamps stated that the conservation commission will work on verbiage regarding the slopes issues to be brought before the board.
Kellie Dyjak moved to adjourn the meeting at 10:01 pm. Gary Guzouskas seconded the motion, and it was approved, 7-0.
Respectfully submitted,
Jennifer Astholz
TOWN OF HENNIKER
Planning Board
Approved Minutes
Work Session
Members present: Scott Osgood, Chairman; Terry Stamps; Jim McElroy;
Kellie Dyjak; and Tom Watman (selectman, ex-officio).
Others present: Stephanie Alexander, Planning Consultant, CNHRPC;
Jennifer Astholz, recording secretary; Denise Rico, Conservation Commission respresentative; Ging Blanchard.
Chairman Osgood called the meeting to order at 7:00 pm.
Minutes of the last regular business meeting on August 9, 2006 were reviewed and corrected. Jim McElroy moved to accept the minutes as corrected. Kellie Dyjak seconded the motion. They were approved, 5-0.
Conservation Land Priorities:
At 7:16 pm, guest speaker Denise Rico, representing the Conservation Commission, presented information relative to Conservation Land Priorities.
She explained to the board that the Conservation Commission has created a scoring system and mapped each parcel of land in town in accordance with this rating. Total scores that lots earn are based on analysis of the resources relative to each lot, thus creating an objective view of the lots. Ms. Rico then explained the factors involved in evaluating the lots with this point system.
Jim McElroy, board member, questioned how neighboring properties in the general area of Pleasant Pond could rate scores varying from 3 to 5 points.
Ms. Rico stated that several factors are involved such as whether wetlands are present, if a lot is within 300-feet of a shore or stream or whether it is lakeside property. Each factor earns different point values.
Mr. McElroy observed that lots deemed to be most important to conservation concerns seem to be in the least populated regions. Ms. Rico pointed out where town and state forests are marked on the map as part of the permanently protected land areas; however, not all of the small town-owned properties are shown on this map.
The areas that score quite low are typically subdivisions. Some area on the Hillsborough border has been identified as not having much conservation potential and could be used for some possible development.
Ms. Rico stated that these maps were done some time ago, utilizing the most recent tax maps she had as of March 24, 2005, and there are already revisions to be made. She noted that one of the highest scoring lots in town has been divided into six parcels on Mr. Hunger Road.
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The Board asked how the Conservation Commission envisioned using the information on the maps. Ms. Rico stated that the Conservation Commission used this information in a targeted mailing and conducted a workshop; unfortunately, it was not well attended by Henniker residents. Chairman Osgood also asked if this would assist the Conservation Commission in commenting on various parcels that are of particular interest to conservation needs. Ms. Rico stated that the maps have just come out of the draft stage, and there has been no formal discussion as to how they should be used yet. She envisions the information to be useful to landowners in order to educate them about easements, potential conservation measures, etc.
The Board discussed how the newly formed Route114 zoning subcommittee could make use of these maps. Ms. Rico stated that the northwest corner of town is part of a statewide unfragmented forest network and that there are some very interesting conservation leads along Route 114 that need to be investigated. This kind of information could be helpful to developing a buildout plan and could be used as a resource tool for subdivision regulations.
Ms. Rico stated that she intends to make necessary revisions to the maps over the winter.
Suggestions for revisions include: 1) key the maps with different visual cues besides color for easier reading; 2) terms and definitions need to be clarified if the maps are posted for public use; 3) maps should be numbered and labeled for easy reference.
Other map layers that would be useful to the town are: 1) new road classifications; 2) wildlife habitats and migratory routes. (This could possibly be a project for a student at the college or high school.)
Recreational values were not part of the scoring, and it was determined that they should be included. ATV and snowmobile trails, recreational value of the river, etc. could be mapped.
One criteria applied to the scoring system involves slopes greater than 15-percent. The Planning Board has used a 20-percent grade in reviewing site plans. A map showing 20-percent grades would be helpful. Ms. Rico said that the maps need to be proofed to make sure each lot is site specific.
Chairman Osgood stated that he would like to have the maps enlarged and posted in the Town office.
This set of maps show that there is a lot of land in town that has high elevations, high slopes and unfragmented forests. The discussion tonight shows the flexibility of the use of these maps.
Stephanie Alexander stated that she will put a set of maps in a binder to be kept in the Planning office for use by the Route 114 zoning subcommittee and the public.
Ms. Rico asked for someone to assist her in reviewing lot line adjustments and subdivisions that have taken place since creating the maps. Chairman Osgood volunteered to help her update the subdivision lot lines. Kellie Dyjak stated that she would also be available to help during the winter.
The board thanked Ms. Rico for all of the work that she and the Conservation Commission have put toward creating this very useful tool.
This discussion ended at 8:04 pm.
Official Map:
Ging Blanchard was in attendance at the meeting to answer any questions regarding the official town map.
Kellie Dyjak, board member, stated that according to her research, it is up to the Planning Board to approve or not approve a road for a new subdivision. The Town approves the name of the road then it goes to the Board of Selectmen before it can be placed on the official map.
Mr. McElroy stated that he called Cordell Johnston about the RSA referring to an “Official Town Road Map.” That information has to do with surveys, contours, proposed roads, etc. He was told that few towns have an “Official Town Map.”
It was clarified amongst the Board that the Town Meeting represents the legislative body while the Board of Selectmen is the governing body. The current map has been approved by the Selectmen and shows the official roads to date.
There is some question as to the status of Ridgetop Lane. Ms. Blanchard stated that she heard that the road is in the process of final inspections and were expecting acceptance soon. Chairman Osgood stated that they have not yet applied for acceptance.
There was discussion about the addition of private roads to the map. Chairman Osgood stated that once the subdivision road has occupied houses on it, the private road should be on the map until the town accepts it.
Procedure for how the fire, police and other types of emergency calls are handled on new roads was discussed. Currently, a letter of a new subdivision is sent to departments so that they are aware of any new subdivisions. The Fire Chief performs inspections of all new buildings and is aware of new roads in town.
Tom Watman, board member, stated that if the Board of Selectmen has final input on map decisions, they should be the last department to see it.
Kellie Dyjak suggested that a new map be presented to the Planning Board first for input prior to being sent to the Selectmen.
Ging Blanchard clarified that she will submit a proposed map to the Planning Board asking for any input. Chairman Osgood stated that all existing information should be on the map.
Ms. Blanchard stated that the lot lines maps are usually updated every month, except during the winter when she is away for an extended time.
The Board thanked her for the work she does in updating the town maps.
This discussion ended at 8:30 pm.
Kellie Dyjak left the meeting at 8:30 pm.
Review Draft Subdivision Regulations Revisions:
Chairman Osgood and Jim McElroy stated that they had provided Stephanie Alexander, Planning Consultant, with a copy of their comments relative to this document prior to this meeting. Chairman Osgood asked Ms. Alexander to summarize the changes made to the document before it was discussed.
Ms. Alexander stated that there have been hundreds of changes to the entire document. She reviewed the content changes, Article by Article. She noted that the Roads Classification table appears in the Appendix. She stated that she would like the Town Engineer and Town counsel to review some areas.
The issues of “steep slopes” and “two-acre buildable area” were discussed. It was decided to put the language back in to the subdivision regulations document.
The board discussed the use of hardship waivers on page 14, C. A statement indicating the applicant’s reason for hardship needs to be submitted in writing.
The wording of several other sections of the document was discussed to ensure the greatest clarity. Wetlands, buildable area, placement of buildings, phasing plans, landscaping, timber harvesting and water and sewer issues were discussed and clarified.
The most substantial changes in the document concern “Design Review,” “conceptual consultation,” and roads. These sections will be sent to Town counsel for review. Ms. Alexander stated that the earliest she would anticipate the document to be ready for public hearing is probably November.
Jim McElroy moved to adjourn at 10:00 pm; Tom Watman seconded the motion.
Chairman Osgood noted that they did not complete the items on the agenda. Stephanie Alexander stated that there is not as much business expected at the next meeting. She stated that the discussion of the Harvester Market issue and three possible conceptual consultations are all that are scheduled on the agenda for the next meeting.
There was brief discussion concerning which issues are the most important to consider for Town Meeting.
Mr. McElroy stated that the reclassification of roads and how zoning changes due to paving a road (10-acre zoning) are important issues and must be reviewed.
The motion to adjourn was passed, 3-1 (Scott Osgood dissenting).
Respectfully submitted,
Jennifer Astholz