Members present: Terry Silverman, Chairman, Robin Haynes, Carlotta Pini, Mac Landy, Carole Beckwith and Andy Clukey, Selectmen’s representative.
Others present: Paul Grasewicz, alternate.
Call to Order: The meeting was called to order at 7:05 p.m.
Minutes: The Board reviewed the minutes of the November 15, 2005 meeting. Haynes moved, Pini seconded and the Board approved the minutes as amended.
Preliminary consultation: Gretchen Wittenborg to discuss a subdivision of property located at 31 Templeton Turnpike, Map15, Lot 60, Residential/Historic District.
Don Moulton, Ms. Wittenborg’s husband, and Paul Grasewicz presented two concepts for the subdivision. Grasewicz noted that the front of the property is in the Residential District, a back corner is in the General Business District and the remainder of the 25 acres is in the Rural District. The first concept was for a traditional subdivision, demonstrating a 6 lot subdivision with a roadway and cul de sac. Mr. Moulton pointed out that two small parcels are to be divided out, one is the Town well and easement of some sort, and the other will be part of a lot line adjustment with an abutter who wants to add more berry bushes and trees to her garden.
In response to a question about wetlands on one lot, Grasewicz noted the property has not yet been surveyed, and the final layout will be arranged to avoid wetlands. The back of the property abuts businesses on Route 12.
A second concept was presented that arranged the 6 lots in a cluster with a 20 foot buffer around the perimeter, leaving an 8 acre parcel of open space on the side. The perimeter is partially defined by a double stone wall that creates a natural pathway. The access road is shorter. Grasewicz described the slopes as gentle in the upper fields and up to 9% in the lower portion. The open space is forest that was logged many years ago. Pini asked about their plans for the open space and was told it hadn’t been decided. Silverman noted the Town may be interested in the parcel.
Pini asked if the houses in back could be seen from the road. They may not be visible. Silverman said both plans seem to be within the scope, and the cluster plan is a good idea, especially if the open space is not too restricted.
Appointment: Bob Cote from Roy Brothers with a progress report for the Board.
Mr. Cote told the Board one issue remains to be completed before the second entrance can be completed. Skip Hagstrom has determined the wetlands are jurisdictional and therefore state permits are necessary. Mr. Holman is prepared to begin site work immediately after the permits are secured. Nancy Carney, Deputy Fire Chief, said the
Fire Department’s only remaining stipulation is that delivery trucks are not to be parked between the building and the storage tanks. She said they know the state will not allow a dry hydrant, and all they really need is a second entrance.
Mr. Cote said the trucks will be moved on Wednesday AM and noted the company had been willing to pay for a dry hydrant installation if the state had allowed it. He said the old facility will be decommissioned early in 2006 making space available for trucks.
Public hearing: Harry Damon Boundary Line Adjustment involving property on Map 4, Lots 69 and 71, owned by Harry Damon and Chris Parker respectively.
Grasewicz, representing the two owners, said the Parker property had been sold recently and the new owner is willing to sell a parcel to Mr. Damon but the bank must release it first and they are waiting for that. Then he will revise the plans and set the pins. He requested that the hearing be continued to Tuesday, January 3, 2006 at 7:30 PM.
Public Hearing continued: Arnie Filipi proposes a nine-lot cluster subdivision of property located on the north side on NH Route 119W, east of Kemp Brook, Map 10, Lot 68, Rural District.
Mr. Sheldon, attorney, and Mr. Rogers, engineer, accompanied Mr. Filipi in presenting revised plans to accommodate the Board’s comments about the last set of plans. They discussed some of the pros and cons of the last plan. Carmen Yon, Conservation Commission, reported that the Commission was much happier with the cluster concept and only wants to insure that proper erosion controls are in place during construction. Grasewicz said the engineering plans include detailed erosion control measures.
Viewing the first plan, Gene Cuomo, Road Agent, commented that he generally dislikes cul de sacs and narrow roads. Mr. Rogers noted the original cul de sac has a 170 foot radius. The road would not be a town road, at least initially.
Mr. Sheldon presented a revised plan that will lessen the impact of the road on the land. The new proposed road is 927 feet long, whereas the last proposed road was 1700 feet long. This road will eliminate the loop around wetlands and the need to blast. Mr. Cuomo suggested the center of the new proposed cul de sac be left open, with a few trees perhaps, to accommodate plowed snow.
Mr. Rogers pointed out proposed erosion and waste water control measures. Mr. Yon asked if any driveways would cross wetlands and was assured they would not. The driveways and house placements are not finalized yet. Mr. Yon noted these driveways are longer than on the original plan. Silverman commented that even with longer
driveways the impact of the roads on the land is less. Grasewicz said he liked the smaller cul de sac too, adding that the impact on the land is really determined by the number of housing units, rather than the length of the road. Silverman said the new plans give more of a feeling of isolation for each house.
Nancy Carney commented that less fire hose would be necessary to reach a house with the shorter road, and the smaller cul de sac will still accommodate the largest truck. Mr. Rogers said the entrance access way will be straightened a little to increase lines of sight.
Mr. Sheldon asked the Board to continue the hearings, on the subdivision and on the wetlands, until January 17, 2006 at 8:00 PM to allow time to finalize the new plans.
Proposed amendments to regulations and ordinances:
1. Wetlands Protection Overlay District: Carmen Yon presented the Conservation Commission’s proposed amendments, including a revised definition of ‘structure’ and an addition that no structures be built within the WPOD.
The Board discussed options for defining buffer zones and the possibility of eliminating the conditional use permitting process. Suggestions were made to exclude isolated wetlands up to a certain size or define a narrower buffer, define buffers as a natural vegetated area of a certain distance from wetlands, certify vernal pools. The Board will continue to work on these amendments.
2. Subdivision regulation amendment to define ‘active and substantial improvements’ per RSA 674:39, for the purpose of determining when a developer’s interest vests, becoming eligible for the Four Year Exemption from zoning changes. Public hearing scheduled on December 20, 2005.
3. Site Plan Review – new state legislation allows a planning board to require a preliminary consultation prior to formal application. Last year the Town approved making subdivision preliminary consultations mandatory. Public hearing scheduled on December 20, 2005.
4. Technical amendments to the Floodplain Overlay District as mandated by FEMA to enable town to continue in National Flood Insurance Program, which reduces insurance rates for homes in floodplains if properly constructed. Public hearing scheduled on December 20, 2005.
5. Amending Article III, Section 127-9 B to eliminate the date requirement, allowing renovation of current and construction of new single family dwellings with accessory apartments. Public hearing scheduled on December 20, 2005.
The Board adjourned at 8:45 PM.
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