PLANNING BOARD WORKSHOP MEETING
TUESDAY, DECEMBER 16, 2003
41 South Main Street
Members Present: Don MacVane called in absent, Gerald White sent letter to be absent,
Jim Horgan, Hiram Watson, Troy Robidas, Bill Tsiros, Charlie King present
Selectmen’s Rep: Barry Elliott
Staff Present: Fran Osborne and Ernest Creveling, Town Administrator
Public Present: Steven J. Mayo & Harold Peterson (Equivise, LLC), Gerald Mylroie SRPC,
Russ Thibeault & Casey Gilbert (AER), Helen Constantine (CBRB), Lorraine &
George Meyer, John Huckins, Brad Anderson
· Chairman Horgan called the meeting to order at 7:05 p. m. He informed board members Scott Roberge would not be here this evening as he is on vacation. He will be re-scheduled for the workshop on January 20, 2004. Planning Board minutes of December 2, 2003 were reviewed. Hiram Watson made a motion to approve the minutes as presented, Charlie King 2nd, Troy abstained (absent), motion carried.
· A letter drafted to E. Creveling, Town Administrator from the PB Chair was read by Hiram regarding the Community Preservation Guild presentation on “Design Manual.” Discussion on the Guild seeking about $5,000 they need to go forward. Chairman Horgan – the PB will endorse a letter of recommendation with recommendation to Selectmen of financing $0 - $5,000 if so desired. Jim Horgan feels the letter should be from Chairman of the Guild to the Planning Board. The chairman would then address a letter to the Selectmen with their recommendation.
Bill Tsiros – has 2nd thoughts on recommending expenditures not our business. We should not be recommending dollars. The Board of Selectmen can recommend to the Budget Committee.
Charlie King – feels it would be good, but agrees with Bill Tsiros on funds. Charlie asked Barry Elliott for direction.
Troy Robidas – it might be beneficial but we shouldn’t be asking for funds. Another body should make recommendation of funds.
Barry Elliott – the PB may recommend to the selectmen that it is appropriate and that it could be part of the tools for the PB to work with.
Hiram Watson – agrees with the others.
Jim Horgan – send back to Brad to redraft the letter to the PB with recommendation to the Board of Selectmen.
· Presentation by president Russ Thibeault & Casey Gilbert of Advance Economic Research (AER), and Gerald Mylroie of Strafford Regional Planning Commission (SRPC) to discuss providing technical assistance & guidance for the Master Plan (see attached outline). Russ Thibeault – presentation originated from proposals requested by the Town of Farmington. The Master Plan update was discussed. AER in turn talked with Gerald Mylroie of SRPC to work as a team effort – this is a joint presentation. AER has been in business 30 years. We want to reflect residents desires, balance growth, stabilize the tax base, identify
available grants, affordable services, and guide the re-zoning process. A realistic sense of market is needed. What opportunities are there for development – have a balance between growth, services and community character. Need citizen involvement from all sides and specific implementation. Focus on targets of opportunities – special areas. Need strong financial analysis on public services, need successful future of economics (grants, downtown revitalization). Discussed team responsibilities (AER & SPRC). We will have joint public participation and implementation strategy. AER was founded in 1976 and we have worked with law firms in Dover and Rochester and the Dover Master Plan update and re-zoning. We have also worked the Gilford Lakes Region Business Park, Lebanon Airport Business Park. Russ stressed the right kind of development to preserve environmental space. They are working on the Downtown Claremont revitalization which has been done with over a million
dollars in
Planning Board Workshop Meeting December 16, 2003 (continued) Page 2
Downtown Clarement revitalization which has been done with over a million dollars in grant money. They also worked on a market analysis at the Tradeport in Portsmouth. Farmington is not doing as bad as some might think. Vital statistics show Farmington has had a good 10-year program.
Gerry Mylroie – whatever happens is driven by the economy which determines land use and coming up with a balance. He has been with SRPC for over a year and formerly worked in Wells, Maine. Discussion on personnel support staff availability at SRPC and their experience with the local & regional market. He is working with New Durham, Wakefield, Milton, Madbury, Newmarket, Rollinsford & Lee. Right now we are working on update of housing needs from the 2000 census. We completed a CIP with Rollinsford for over 6 years as well as funding for those costs.
Casey Gilbert (AER) develop Master Plan for everybody in town through “study approach.” Public participation is a must. Expand the Master Plan Subcomittee – current members, town departments, business community, schools, downtown. Supply cable TV coverage. Have focus group – parents, advocates, etc. We will be verifying census figures as some say they are not accurate for Farmington. Work on community facilities – comprehensive study of what Farmington needs and can afford. SRPC will be working on the transportation part – where do people work and existing & future land use. We are scheduled to start work January 2004 and finish September 2004. We have a budget figure of $75,000 to $85,000 which includes both
Master Plan update and economic development strategy. Discussion. We have a 4-point plan for public participation and focus groups directed by AER. We need a good professional survey well distributed and documented.
Casey Gilbert (AER) – regarding surveys, do them right the first time. They are very useful to gauge goals and objectives. We will do monthly meetings using power point, web pages, cable TV, etc.
Troy – will the public be able to participate on web site? Russ – yes on a comments page, or write a note, etc.
Casey Gilbert (AER) - we need comments from the Planning Board, Town departments, the community, business, etc. We will have an active agenda.
Gerry Mylroie (SRPC) - create a positive forum in a reasonable amount of time with results.
Barry Elliott – I like combining forces here. We hope to move forward. Surveys were discussed. Development of the plan is important.
Russ Thibeault (AER) – we need to build a consensus for the plan after we’re gone.
Barry Elliott – action part to meet goals is important.
Hiram Watson – I like full citizen involvement. How do you handle “little groups keeping things out?”
Russ Thibeault (AER) this is a plan for the “whole community,” build a consensus, identify alternatives. Discussion on school involvement (very important), residential drives education. Need their involvement.
Casey Gilbert (AER) we need to revisit the goals & objectives to whittle them down to about 10 main goals – see what is viable & what needs to be rid of. Grants were discussed. Russ said two or three Community Development Block Grants are available.
Charlie King – integrate with the existing subcommittee. Russ Thibeault (AER) - we will expand it as it needs to be more broadly based. Discussion on who is to be on the subcommittee and broadening representation. How do you think this will work with the current IGO? We have a deadline of October 3, 2004. He asked about zoning amendments. Russ said that’s a separate task. We will recommend direction to be consistent with the Zoning Ordinance. Nurture to adoption, bring to desired direction. Discussion on lane use element, look at the fiscal side and rezoning.
Bill Tsiros – discussion on implementation strategy. Will your company suggest the least costly way to budget the expense of these goals & objectives with recommendations, analysis, etc. to the budget committee.
Russ Thibeault – the recommendation will need to stand on its own after we’re gone. SRPC will still be here. We need the public participation and an assessment of real costs with a limit if 10 maximum goals. Discussion.
Bill Tsiros – asked about budget recommendations on funding.
AER will provide guidance, spreadsheet using tax base, detailed analysis of costs for those that make a
Planning Board Workshop Meeting December 16, 2003 (continued) Page 3
difference. E. Creveling – we were impressed with the 1st presentation where Brad, Hiram and others were present - AER has the know how to utilize these committees and will assist the ZAMPS Subcommittees and work with them.
Charlie King – this is a change in stride & there are those not aware of it. He doesn’t want volunteers feelings hurt that have worked hard on what has been done.
Brad Anderson – questioned Goals & Objectives. Discussion.
Brad Anderson – how did you see the committee as biased?
Jim Horgan – explained how it would be expanded.
Russ Thibeault – from my standpoint, we need a broader input (school, community, department heads, etc.).
Casey Gilbert (AER) - analyze who is on ZAMPS by sitting down with them.
Brad Anderson – how will you do land use analysis?
Gerald Mylroie – this is driven by market & demand, soils suitability, areas desirable for development to tie in environmentally.
Brad Anderson – questioned shift in PB. Suggested comparing the proposal to spend $75 - $85,000 when we already have a work plan in place.
John Huckins – you need outside professional help.
Hiram Watson made a motion to recess at 8:20 p. m. for 10 minutes, Troy 2nd, motion carried. Meeting reconvened at 8:35 p.m.
Barry Elliott is all for the presentation presented as is Troy Robidas. Charlie, Brad & other members
have worked hard but professionals can help. Hiram – discussion on a goal I suggested to pave roads in
2002 and NOT seeing this included as input – this was wrong. People need to be recognized, not be shut
out.
I’m for this presentation, we need professional help.
E. Creveling – unexpended appropriations are a possibility on financing or other funds – we’ll assess fund
availability. We need the Planning Board recommendation for this.
Bill Tsiros – agrees with comments. It’s time to take a leap and accept professionalism. This is for the
future.
Charlie King – I’m glad to see this is a priority but disappointed in the approach. I would recommend
integrating and working with what is going on. It doesn’t address zoning changes. Zoning changes need to
be made in conjunction with the Master Plan. Encourage participation by volunteers who have spent time.
I feel it has a lot of merit but a lot of thought has already been put in.
Bill Tsiros – did this violate any rules?
E. Creveling – this presentation is being made to the Planning Board because they make recommendations
to the Board of Selectmen.
Charlie King – I think the subcommittee wants to succeed. We could have used some help sooner.
Brad Anderson – does the Planning Board feel our work so far is unsatisfactory?
Barry Elliott – I think we needed a plan right off the bat before changing any of the Zoning Ordinance, we
were putting the cart before the horse. This puts everything in perspective and things being done in the right
direction. Discussion.
Hiram Watson – the Goals & Objectives need work.
Troy Robidas – I have no dissatisfaction. I relate to having professional help for a better product.
Brad Anderson – we have one professional. This is a much broader scope.
Bill Tsiros – I don’t understand why the ZAMPS Subcommittee feels threatened.
Charlie King – I object to what Bill Tsiros said. We tried to be as fiscally responsible as possible. I disa-
gree with what Barry Elliott said also. We’ve tried to get public input before making zoning changes.
Public input needed to be gathered.
Bill Tsiros – made motion that the Planning Board should recommend implementation and funding of
the presentation by AER to the Board of Selectmen, Barry Elliott 2nd, 4 in favor, Charlie King
abstained based on his comments, motion carried.
Planning Board Workshop Meeting December 16, 2003 (continued) Page 4
· Rocky Newton, 79A Ridge Rd. (Map R59, Lot 31). Letter from Randy Tetreault, Norway Plains asking direction from the Planning Board as to how proceed after ZBA denied variance. Rocky’s parents own 14.6 acres of land. He wants to split this lot into 2 with 2 homes. Randy is asking for guidance regarding potential subdivision (letter attached).
Charlie King – as Liaison between the PB & ZBA, this case hinged on the original subdivision of this land giving 200’ frontage for 2 lots. In the meantime, the zoning changed to 250’ frontage requirement necessitating applying for a variance to the ZBA. Hardship was discussed. What other avenues does he have?
Bill Tsiros – appeal before a full board. Charlie King - the ZBA felt hardship was not met. All 5 issues must be agreed on. We allow in Farmington 2 homes on 1 lot if they have sufficient acreage. The change in frontage requirement made this situation. The application had merit. He can re-apply but must prove hardship.
Barry Elliott – discussion on 2nd house and location.
Troy – if I had enough land why wouldn’t I build a 2nd house. Discussion.
Gerry Mylroie – this is an issue for the ZBA. If the applicant doesn’t like the decision, he can ask for a re-hearing. Discussion on appealing and the PB’s role in this issue.
Bill Tsiros – our recommendation is to send it back to the ZBA, Charlie agrees. No motion needed.
· Workforce Housing Discussion. Jim Horgan – Master Plan should include a section to cover this. What does putting in low income housing do for us?
Gerry Mylroie – the Senate has drafted a bill because of a court case on this, Senate Bill Amendment SB 95-FN-Local, relative to the development of workforce housing within municipalities is being reviewed by a House Committee, Britton vs. Chester. Rep. Patten also went to New Durham for PB input. Review and comment is being looked for. Procedures are in place for legitimate workforce housing for teachers, fire dept., police dept., etc. Thursday evening at Frisbie Conference Ctr. there will be a meeting on this issue by SRPC “Regional Housing Needs Assessment 7-9 p.m.
Bill Tsiros – we don’t want to be labeled we are for or against it – wait for the planner to interpret.
Charlie King – concerned about density – I go along with Bill’s recommendation, Hiram, Barry & Troy all agree with Bill Tsiros.
· Equivise, LLC (Harold Peterson & Steve Mayo). Addition of Section 4.06 to Zoning Ordinance and Amend Boundary Description in CC & IB zones. What we are proposing fits in with the goals of the previous presentation by AER. We are looking to do an overlay for over 55 Elderly Housing on Rte. 11. Use a portion of the IB to be rezoned CC. This zoning amendment/addition would allow elderly housing in any of your existing zones. On November 17, 2003 the Board of Selectmen said they would sponsor a zoning amendment and we’ve submitted this for public hearing to be on January 6, 2004, and a 2nd hearing
on January 20th if needed, to be included in the town warrant for Town Meeting March 2004. I would ask that you comply with the RSA and put it out for public hearing. This is good for the town, there would be little impact. This project would bring in over one million in tax revenue for the town. We’re looking for feedback on the amendment so we can address any questions or concerns. The site is owned by George & Lorraine Meyers and is 140 acres on Rte. 11. We are talking with Shaws & Hannaford with additional retail stores.
George Meyers – the property is not suited for IB use. It climbs over 250’. The best use is commercial on Rte. 11 & elderly housing in the rear. It doesn’t put a burden on the community. This will be a cluster housing approach. Our intent is to do something good for the town. We have no grocery store between Rochester & Alton.
Ernie Creveling – District Boundary amendment is proposed to change the IB & CC zones. Extend the CC zone to the end of the Meyers property 400’.
Planning Board Workshop Meeting December 16, 2003 (continued) Page 5
George Meyer – we are not attempting to hide anything, nor do any damage as I will continue to live here. This is an opportunity for Farmington.
Bill Tsiros – this is the best opportunity Farmington has for something positive. I would recommend the planning board vote to schedule a public hearing.
Jim Horgan – propose extending the CC with an overlay for Elderly Housing.
John Huckins – will this be all over 55 housing? Yes.
Equivise, LLC – it is proposed to continue the CC zone 400’ to the end of Meyers property and to build a commercial store in front on Rte. 11 and elderly housing in the rear.
Barry Elliott – I was present for the presentation and it was well received by the Selectmen. Provide information on disabled persons % to rent. Discussion on range of cost.
Jim Horgan – review to be done by planner, are we covered under law. Discussion on rezoning.
Equivise, LLC – we would still have to come for Site Review additionally.
Charlie King – if the zoning is changed, you would be given the right to develop.
Jim Horgan – the concept is good. Is it appropriate to talk with the planner. Discussion.
Charlie King – I see a lot of issues here on what is presented (rezoning for specific uses, overlay restrictions, etc.).
Bill Tsiros – I’m delighted and in favor of this concept. This is an opportunity to balance our economic base without burden.
Hiram Watson – I’m excited about this and have good feelings about it.
Barry Elliott – asked Gerry Mylroie if he has seen this amendment. Gerry – yes.
Gerry Mylroie – was there a written statement or something for justification for making this change? There should be a map showing current land use & proposed use & why the town should put this forward. Have available for the public to see. Schedule for public hearing January 6, 2004. Equivise is a developer. Discussion on extending CC district to meet the project.
Barry Elliott – brought up the fact that they have covenants on the Elderly Housing which answers a lot of questions. (Fran will copy for board members review at January 6, 2004 meeting).
E. Creveling – the Selectmen did vote to sponsor this. It will be posted for January 6, 2004, and will list a 2nd hearing on January 20th if needed. The ad for public hearing has been reviewed by legal counsel. If you have specific questions, let me know.
Jim Horgan – the concept is great.
Equivise LLC – we have a web site – equivise.com
Bill Tsiros – that section of Rte. 11 has been mis-zoned since the early 70’s. It isn’t really an IB area. All the zoning on Rte. 11 needs to be looked at. I think the board should look favorable on this.
· Open-Space Cluster Ordinance (Brad presentation – (see attached).
Brad – this is designed to be elective on the part of the developer. They can make choices for cluster development with benefits, density bonuses and baseline density. The developer can pick – the PB will evaluate the applicant’s application. The PB will have flexibility. There is a combination factor. Sections 2 & 3 have already been looked at. This is the result of 2 reviews on the body of the document. It is based somewhat on Stratham’s Cluster Ordinance. Maximums will be decided on by the PB. Farming rights can be transferred in perpetuity. We did a thorough job. We would like Gerry Mylroie’s comments and legal comments as well. Definitions are included. Discussion on open space and
language. Bonuses from 0 – 10% can be adjusted by the PB. Multi-family housing is not allowed in the rural area. Keep with the principle of the zone. A duplex is still allowed. By restricting multi-housing we will keep rural areas as they exist.
Troy Robidas – how do you determine 1 – 10%? How do you provide a standard for all so some have a different 0 – 10%? We need a clear cut standard to eliminate problems arising.
Brad – need flexibility.
John Huckins – discussion on subtracting wetlands from baseline using 40,000 s. f. of uplands. Can he still do conventional subdivision?
Planning Board Workshop Meeting December 16, 2003 (continued) Page 6
Brad – no, not the way the baseline is set up for cluster. Discussion. He can choose the way he wants to go.
John Huckins – you’re restricting him. Maybe this should be discussed. Discussion on wetlands.
Gerry Mylroie – in terms of developing the cluster development, it is better than conventional subdivision development to protect open space. State what you want & define it, the other is density bonus. Build in incentive. Encourage more cluster to preserve open space. Charlie - should we just state what we want. Gerry Mylroie – define lot size for individual development and forget bonuses. If you want bonuses – define them. Discussion on development on Governors Rd. and incentives. The PB makes provision for preliminary review before coming to the PB. Make recommendations on estimated yield on bonuses to give the developer numbers to work with, 40% open space is the required minimum, land has to be usable. Only up to 4
units allowed in a cluster. This has had a good going over. Schedule for the January 20, 2004 Planning Board Workshop meeting.
· With no further business to discuss, Barry Elliott made a motion to adjourn at 10:15 p. m., Charlie 2nd, motion carried.
APPROVED
Jim Horgan, Chairman
Planning Board
Town of Farmington
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