Planning Board
Meeting Minutes
February 17, 2004
Members present: Paul Grasewicz; Vice-Chairman, Joan McLaughlin, Robin Haynes, Macreay Landy and Carlotta Lilback Pini
Members absent: Terry Silverman; Chairman
Selectmen present: Joan Knight
Macreay Landy served as acting Chairman this evening and opened the meeting at 7:00 p.m.
PUBLIC HEARINGS
7:05 p.m. Paul & Norma Niemi propose a 2-lot subdivision of land located at 309 Fullam Hill Road, Tax Map 12; Lot 63 in the Rural District. – Acting Chairman Macreay Landy opened this public hearing at 7:05 p.m. and read the case title aloud. Vice-Chairman Paul Grasewicz recused himself from the proceedings to present this proposal.
Mr. Grasewicz explained to the Board that this proposal involves a 70 acre, plus or minus parcel, located on the east side of Fullam Hill Road with the rear of the property abutting Rindge. There are power lines that run through the land. The applicants propose creating two additional lots for their sons, both being a little over 11 acres in size, and the remaining 52.7 acres would stay with the existing house on the property. In reviewing the plans, Mr. Grasewicz pointed out that there is all kinds of area and frontage, noting the frontage for the two new lots being 367’ and 470’ respectively. The remaining lot has 945’ of frontage at the north end and 503’ at the south end.
Acting Chairman Landy questioned wetlands on the property. Mr. Grasewicz noted that there are some wetlands in that there is a small pond between the two new lots and there are some intermittent streams that feed it. The Board reviewed this on the plans; there is one kind of wide body area coming from the north, and then the other area has a well defined, very narrow channel. Carlotta asked if there was a reason for the particular shape of this proposal and Mr. Grasewicz explained that they wanted to have large lots, and rather than extend them to town lines, they have kept enough width at the rear of the parcel, approximately 150’, to keep the two end sites functional.
Acting Chairman Landy asked if there were any proposed house sites and Mr. Grasewicz pointed out probable locations on the plan. Robin questioned if there was enough distance from the wetlands for lot 63-3 where the house is proposed to be sited near the road. Mr. Grasewicz said that there is and there is a septic design for this lot, but there is no distance from the wetlands delineated. Mr. Grasewicz added that there are many acres of upland in both sites. There was some discussion about the distance from the septic system to the house and to the wetlands. Mr. Landy said that the Board should have this information, as well as the proposed locations of water wells. Mr. Landy and Robin both said that they would like to see the wetlands in relation to the house location, and
they would like this on the plan. Mr. Grasewicz noted that the wetlands on the property are flagged, however, there are no proposed sites for the other lot although Carl Hagstrom is working on a design for the other lot (63-2). Robin added that she felt that input from the Conservation Commission would be good to have. Carlotta and Joan agreed.
The Board agreed to conduct a site walk this Friday afternoon at 1:30 p.m. if members of the Conservation Commission could attend. Margo will contact Jeanne Sable in the morning and if this cannot be done this Friday then it would be scheduled for next Friday at the same time.
Acting Chairman Landy asked if there were any abutters present. Mr. George Chapman was present and told the Board that he is here representing an abutter and his only comment is if they keep this the way that it should be then they will be happy.
Carlotta Lilback Pini moved to continue this public hearing to March 2, 2004. Robin Haynes seconded. An approximate time of 8:00 p.m. was provided with the Board noting that there is a Wetlands Public Hearing scheduled for 7:00 p.m. and then a continued public hearing for the same applicant immediately following. A unanimous vote in favor of the motion was taken. Acting Chairman Landy closed this public hearing at 7:27 p.m.
PRELIMINARY CONSULTATIONS
7:30 p.m. Roy Bros. Oil & Propane propose to add an additional propane tank at their facility located at 193 NH RT 12 North, Tax Map 15; Lot 28 in the Light Industrial and Rural Districts. – Bob Cote from Roy Bros. Oil & Propane was present.
Mr. Cote provided the Board with a few copies of a preliminary map of the site showing the existing propane tank and the proposed extension of the current use to which Mr. Cote explained is due to their customer base and the shortage of propane over the winter months, adding that storage is a critical factor to the continuance of this business.
Mr. Cote explained to the Board that they are proposing to add one 30,000 gallon propane tank to be located 5’ from the existing propane tank on the site. The tank will conform with all NFPA 30 rules and setbacks. Mr. Cote noted that there is approximately 32’ in distance from the end of new tank to the dyke of the new fuel storage facility, and according to the NFPA 30 they only need 10’ distance. It will be in the exact same situation as the existing tank next to it except it will be 5’ away.
Robin asked if the new fuel storage facility was complete and Mr. Cote said that it is not and due to the severe weather this year it was set back about 90 days. Completion is anticipated in approximately 60 days. Acting Chairman Landy asked if the tanks need to be covered in any way and Mr. Cote said that they actually recommend that they not be covered because if there was ever a situation where gas was leaking, they would not want a roof or anything to hold the vapor down.
Mr. Landy then asked about vehicles driving into the facility and if and how that would change. Mr. Cote said that the trucks would drive up in the exact same place as they do now and explained that the existing pipes and pumps, etc., would remain just the way that they are and there is no re-piping needed. The only additional piping will be from the base of the new tank into the same transfer pumps in the same location, which will be as they exist now. Mr. Cote added that there is a chain link fence around the pumping facility and the only change with this would be the one new pipe going in. Carlotta asked about the tankers going into the new site and where they drive in there and Mr. Cote explained that that is for the fuel oil site, and he explained
the U shaped drive up that will be put in at the fuel facility which will allow the trucks to off-load on a self-contained cement pad. The propane trucks drive right up in front of the building and off load between the building and the tank. A propane truck never has a reason to go into the fuel facility. Mr. Cote showed the Board the routes that the different trucks take within this facility.
Mr. Cote spoke of the pipeline that went down recently and that there was virtually no product to be obtained for a number of days. Mr. Landy questioned how 30,000 gallons equates to a number of customers and Mr. Cote explained that it is actually 30,000 gallon water capacity as the tanks can only be filled 80%, and the use varies from customer to customer; some use it for cooking only which can amount to 20-30 gallons per year, whereas someone heating their home with it could use 1,500 gallons per year. Mr. Cote added that a commercial account throws all of this out of whack, but an estimate would be that an average customer uses 400 gallons per year. Mr. Landy asked if this would increase the number of trucks going in or out of there. Mr. Cote explained that
they deal exclusively with a propane company in the mid-west, and they have monitors on the tank gauges so once the tank is able to hold a tanker load, a telephonically transmitted signal goes out to the supplier, and they send out a truck and the tanks are kept full. Mr. Cote said that there would be an increase in transports, but he doesn’t think they will use the new tank as much as the 30,000 gallon tank that is there noting that if they could be guaranteed a steady supply of product they could continue doing business with the one 30,000 gallon tank. Mr. Cote spoke a little more about the pipeline and the analysis’ that have been done and how the pipeline is being taxed very heavily, so they are promoting this extra storage to maintain their customer base because when you can’t get the product, you can’t get it. Mr. Cote added that they are also increasing their storage at their facility in Ashburnham.
The Board discussed how to proceed with this and several Board members mentioned that this is a nonconforming use and this proposal involves expansion of that use. Paul noted that the footprint is really not changing and the area being proposed for this is the same as before. Mac noted that this would be an expansion of capacity. The Board reviewed Section 127-35 C. of the Land Use Code and noted that expanding a non-conforming use requires a Special Exception. There was discussion that this proposal appears to be the same use and there were questions about a non-conforming structure. Selectwoman Knight noted that they are not changing the use nor are they expanding the area or expanding into a different product. Paul again mentioned that they are proposing to
stay within the existing footprint and suggested modifying the current Site Plan. Mac said that he felt that this fits the area and Carlotta stated that she did not feel that they should be sent to the Zoning Board of Adjustment for a Special Exception. The Board agreed that a public hearing should be held so that abutters and the public could express their opinions.
Paul Grasewicz moved that Roy Bros. Oil & Propane is to come before the Planning Board for a modified Site Plan Review for the additional propane storage at the existing facility located at 193 NH RT 12 North. Joan McLaughlin seconded. A unanimous vote in favor of the motion was taken.
The Board told Mr. Cote that he could come in and see Margo during open hours to get the application that he needs. Margo asked for clarification with regards to fees for this application and the consensus of the Board was to go with the Minor Site Plan Application fee and the ordinary abutter notification fees.
Administrative Work
Ø Review and approve meeting minutes from February 3, 2004 – Joan McLaughlin pointed out a correction on page two, second paragraph, “renovation” should read restoration, which is in two sentences. Mac noted that he opposed in the vote for the Antiques Centre, therefore it was a vote of 5-1, not a unanimous vote. So corrected. Paul noted that on page three, fourth paragraph in the discussion of replication being proposed, it should read “by the time the basin is in place”, which refers to a drainage basin. Regarding the color of the houses in this development, Mac questioned if the Board strongly suggested white, and Robin noted that
they were going to discuss that further at the next continued public hearing. Robin Haynes moved to accept the minutes of February 3, 2004 as corrected. Joan McLaughlin seconded. A unanimous vote in favor of the motion was taken.
Ø Update on Standard Dredge and Fill Application for Seppala property located on Richmond Road, Tax Map 28; Lot 16-04 – Margo updated the Board as to the status of this application and told them that there is a brand new home located at this property and the property owner is currently seeking an Occupancy Permit. The Conservation Commission requested the 40-day period allowed to them to review this, and a Town Wetlands Application has been filed, which Margo forwarded to the Conservation Commission. The Conservation Commission has scheduled a site walk for this application for later this week. Margo explained to the Board that a Wetlands Application had
been filed with the Building Permit Application, however the original application stated that the work to be done was 108’ from wetlands, thereby eliminating the need for that application to be forwarded for review. Additionally, Margo has spoken with the property owner and explained the reason for this application and the procedure for the Wetlands Public Hearing, and learned that there were some changes made to the original plans and locations for the driveway and the septic system. The Occupancy Permit is currently on hold.
Ø Discuss Master Plan Update – Margo provided Board members with a copy of the Town Government Services section that Joan McLaughlin updated. Carlotta provided an updated Education Section which the Board reviewed. There are a few minor changes to be made to this, and Carlotta said that she is trying to obtain information regarding enrollment figures over a period of time. Carlotta is still waiting to speak with Kathy Stark regarding updating the Recreation portion and Robin suggested that with regards to the Open Space section, Katie Metzger could provide some valuable information. Robin has obtained information for the Police Department portion and
just needs to rewrite it.
Ø Review memo from Paula Thompson; Town Administrator re: Hazard Mitigation Plan – Paul Grasewicz offered to serve on this committee. Margo told the Board that she would memo this information to Mrs. Thompson and Selectwoman Knight said that she would let Paula and the Board of Selectmen know at their meeting tomorrow night.
Correspondence
Ø Notice of the 11th Annual Spring Planning & Zoning Conference to be held on Saturday, May 8, 2004 at the Center of New Hampshire, Manchester – Margo told the Board that the different sessions and schedule are not available yet but she will keep checking this.
Ø Survey from the Center for Land Conservation Assistance re: the use of GIS services for natural resource inventory, land use planning and conservation planning around the State of New Hampshire. – Reviewed
Ø Public Hearing Notice from the Town of Winchendon - Reviewed
Ø Land Resource Management Workshops scheduled in March by NH DES – Paul Grasewicz may attend this and Margo mentioned possibly going also. There are several dates that these will be held on and there are basic sessions and advanced sessions.
Margo told the Board that she received information this afternoon from the Selectmen’s Office about a training session being held at the Temple Town Hall tomorrow night from 7:00 – 8:30 for the Temple Planning Board and any other towns interested in attending regarding Subdivisions and Septic Systems. The training session will be conducted by a representative from NH DES.
Margo told the Board that several copies of a new publication entitled Best Management Practices to Control Nonpoint Source Pollution were received in the Land Use Office recently. Margo gave one copy to the Conservation Commission as they had not received a copy of their own and there are several copies that can be distributed to Board members.
Margo told the Board that the minor grammatical change in the drafted Warrant Article has been made, and she was able to make the minor change in the Board’s Annual Report also since it had not gone to the printer yet.
Joan McLaughlin moved to adjourn at 8:25 p.m. Robin Haynes seconded. A unanimous vote in favor of the motion was taken.
Respectfully submitted,
Margo M. Best
Administrative Assistant
Land Use Boards
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