DRAFT TO BE VOTED ON BY PLANNING BOARD AT AUGUST MEETING
BERLIN PLANNING BOARD
TUESDAY JULY 10, 2007
Members Present: Chair Fran Cusson, Lucien Langlois, Diana Nelson, Aline Boucher, Andre Duchesne, David Morin, Ralph Collins, Julie Cooney, Nicole DeCosta, Richard Cassidy
Members Excused: Ernie Allain, Laura Jamison, and Richard Merrill
Members Absent: None
Others present: Pamela Laflamme, City Planner; Scott Coulombe, Steelelements; Barbara Tetreault, Daily Sun
Approval of June Minutes: June minutes approved with notations. Moved by Mr. Morin, seconded by Ms. Cooney, unanimously approved.
Public Comments: There were no public comments
Items added to agenda after Approval of June minutes:
1. Design Review - Site Plan Review - Steelelements
Scott Coulombe from Steelelements was present to discuss the building he is currently located in off Hutchins Street. Ms. Cooney, as an employee of Steelelements, recused herself from this part of the meeting.
Mr. Coulombe passed around the plans of the building that show the space they would like to sublet to the NH Community Technical College. He explained that the building is sprinklered and bathrooms are adequate. The Assistant Fire Chief has been to the building to review the emergency lighting and utilities and has offered a few recommendations, which will be taken care of. Mr. Coulombe described the location of the tenant and Steelelements parking. The college would like to move in August to be ready for school year. They will only be leasing out 7,000 square feet.
Ms Laflamme stated Steelelements is currently in process of purchasing building. The land under the building is part of Dummer Yard property currently in the control of the bankruptcy trustee. The building usage is currently in line with what this building had been used. Deeded easement goes with the building to allow for use of the property outside the building.
The board agreed that while the use was slightly different, it was still industrial in nature and therefore did not require a full site plan review. Mr. Morin expressed concerns regarding the access and flow of traffic to the property. He suggested that the Public Works Director review the street entrance to the property and if he is satisfied with the configuration then there should be no other problems.
Moved by Mr. Morin to review the traffic flow patterns and access with the Public Works Director and if approved, the Board approve this modified site plan request. The motion was seconded by Mr. Langlois and all voted in favor.
Lot Mergers:
Merger One: City of Berlin
Map 130 Lot 282 and Map 130 Lot 283, these properties were acquired by tax deed by the City and were now being auctioned. While there are technically two primary structures on the properties, there is wording in the sale that will require one of them to be removed.
Moved by Mr. Morin to approve lot merger on the condition that one of the primary buildings are removed, seconded by Ms. Cooney and all voted in favor.
Merger Two: Tracy & Leane Rexford
Map 135, Lots 178 and 179, these properties front on Bridge Street and are separated by Rheims Street. Ms. Laflamme informed the board that the property owner will be requesting the discontinuance of that part of Rheims Street, which is between Pershing Avenue and Bridge Street. These lots can be merged no matter what happens with the discontinuance, but she wanted the board to be aware. The owners wish to rebuild and move their garage which is currently on Lot 178.
Mr. Morin moved to approve the lot merger with additional review of discontinuance of the street. Mr. Langlois seconded the motion and all voted in favor.
Signage Discussion:
Ms. Laflamme reminded everyone that they still had items to review from Councilor Cusson's letter. She reviewed the Federal Court ruling in Concord that essentially stated Concord had the right to control signage and not allowing electronic signage did not constitute a violation of free speech. The City Council came to an agreement with H&R Block about allowing the sign in the City's right of way, however Ms. Laflamme found language in the Zoning Ordinance that does not allow that and recommended that part of the ordinance be amended. The board discussed the current language for flashing signs and some improvements are needed because the City Council discussion with Mr. Poulin left the matter unclear for the Zoning Officer to follow and enforce. There has never been a consensus to allow flashing or electronic
signs by the Board. This needs to be solidified.
Ms. Laflamme asked if the board should remove this part of the ordinance, and if not, it needs to be reworded. The Board discussed the brightness or intensity of these signs and they need to be toned down before we get one or even several. Too many of these signs can create visual blight or become a safety hazard.
Ms. Laflamme reviewed the current definition and questioned whether the H&R Block sign violated the ordinance. While many board members and Ms. Laflamme have no problem with the sign itself, it is clear that everyone needs to understand the ordinance and all applicants get the same information. The board asked for definitions from other communities about electronic signs and will review again at the next meeting.
Driveway Permit Discussion:
Ms. Laflamme recommended the driveway regulations regarding curb cut width be reviewed rather than having the board explain to applicants how to work around the regulations. The board discussed impervious surface percentages and pavement. Ms. Laflamme suggested that the width be increased and there was a short discussion about potential problems in the residential neighborhoods. Next month Ms. Laflamme will send a copy of the regulations for review ahead of the meeting.
Common Driveway Discussion - continued from June meeting:
Ms. Laflamme reviewed the revised amendment to current subdivision regulations on common driveway subdivision. She reviewed the changes from last month, which she edited per input of the board. The section on bonding was removed as the City Manager thought adding implies the City has more responsibility in the driveway than in reality. Ms. Laflamme realized the board did not have page 3 of the amendment. The board will receive Page 3 in next month's packet. The board approved and agreed the revisions as presented. Ms. Laflamme will present the amendment to Council for their review as a courtesy.
Mr. Langlois voted to amend the subdivision regulations and Mr. Morin seconded the motion, all voted in favor.
Zoning Board of Adjustment
With the resignation of Robert Brown, there is currently a vacancy on the ZBA that has traditionally been held by a member of the Planning Board. The ZBA would like to see that seat filled by a member of the Planning Board. The ZBA meets only as needed, on average of every couple of months. The ZBA cases are interpretations of the zoning ordinance. Ms. Laflamme asked Board to consider serving on both Boards, only one member is allowed to serve on both boards. No one volunteered for the position. Ms. Laflamme will ask Mr. Merrill and Ms. Jamison if they are interested as they were not at the meeting.
Public Comments
There were no public comments.
Member Comments
Mr. Langlois asked if there were any updates on any ongoing projects. Ms. Laflamme reviewed the closure of Success Loop Road, which as of July 3 has been discontinued for use by the City Council. There will be two signs erected, one at the lower entrance and another at the Milan town line to announce the closure of the road. Letters have been sent to all residents who reside on the Milan side of the road.
Ms. Laflamme indicated that Federal Highway Administration is currently reviewing the case for Alternative 4E for phase II of the Route 110 realignment. The review will take awhile.
At the next meeting, Tuesday, August 7, the board will hear the manufactured housing subdivision application.
Planner Comments
Ms. Laflamme gave the board a bit more detail about the request for the discontinuance of Rheims Street between Pershing Avenue and Bridge Street. The request will go to Council shortly and she asked for input from the board to send to Council. Mr. Langlois voted to support the request for discontinuance and the motion was seconded by Mr. Morin. The board voted in favor of the motion.
Adjournment: Mr. Morin moved to adjourn, seconded by Mr. Collins and all voted in favor.
The next meeting will be held on Tuesday, August 7, 2007.
Respectfully Submitted,
Aline Boucher
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