PLANNING BOARD MEETING MINUTES
TUESDAY – MAY 3, 2005
356 Main Street – Farmington, NH
Members Present: Charlie King, Hiram Watson, Don MacVane, Jim Horgan-Alternate Seated,
Jason Lauze-Alternate Seated for Gary White, Mark Paulin-Alternate Seated for Troy Robidas, David Kestner-Alternate
Absent: Troy Robidas, Robert Talon
Late w/notice: Gary White - 9:00 p.m.
Selectmen’s Rep: Paul Parker
Staff Present: Paul Esswein, Doreen T. Hayden
Public Present: Grace H. Constantine, Terrie Nickerson, Levi Nickerson, Jamie Therrien, Lorraine Meyer, Lindsay Therrien, George Meyer, Pam Gean, Betty Mros, Joann Doke, Betty Vachon, Bill Vachon, Mary Barron, Greg Michael-Equivise, Steve Mayo-Equivise, Richard Maloon, Bill Hussey, Randy Tetreault-Norway Plains Associates, Richard Lundborn-Norway Plains Associates, Carol LaPierre, Victor LaPierre, Beth Littlefield, Mark Smith, Russell Stanehio, Sue Ducharme, Joel Ducharme, Brad Anderson, Cyndi Paulin-ZAMPS, John and Jane Wingate-CCC, Margaret Russell-ZAMPS, Norman Russell-ZAMPS, Paula Proulx-ZAMPS
(Please note that some of the Public signed versus printing their names so therefore determining the spelling was a little challenging and possibly have errors).
Chairman King called the meeting to order at 6:08 p.m.
OLD BUSINESS:
Review and approve Planning Board Minutes of 04/05/2005; Don MacVane motions for approval, 2nd Hiram Watson, with discussion by Hiram Watson noting that on page 5 of 13; (24th text line) 460' should read 460 square feet. Also same page; (32nd text line) 5 acres should read .5acres, any further discussion, no further discussion, all those in favor, motion passes.
Review and approve Planning Board Minutes of 04/06/2005; Paul Parker motions for approval, 2nd by Don MacVane, no further discussion, all those in favor, motion passes.
Review and approve Planning Board Minutes of 04/19/2005; Don MacVane motions for approval, 2nd by Hiram Watson, no further discussion, all those in favor, motion passes.
NEW BUSINESS:
Chairman King opens the meeting to the Selectmen Rep. Paul Parker (6:15p.m.) Paul Parker shares with the board his attendance on opening day at the Farmington 500 Boys and Girls Club as a representative of the Planning Board to graciously accept on the boards behalf a Plaque that was presented in appreciation of the Planning Board's time and support. Paul Parker motions that a letter should be written to the Farmington 500 Boys and Girls Club as a thank you, 2nd by Don MacVane, Chairman King stated that he would draft such letter.
Conceptual plan review by TFMoran, Inc. (TFM) for client EquiVise, LLC regarding a 55 and older, active adult community proposal (Tax Map R14, Lot #22) 137-Acre parcel, property known as NH Route 11.
Attorney Greg Michael presents on behalf of EquiVise, LLC. He notes that they came before the Zoning Board in January and March of 2005 seeking approval of a request for Special Exception to allow age restricted housing in the combined IB and AR Zoning Districts, he comes before the Planning Board with the same concept. The development will consist of 13 units in the AR zone with each unit being a 2-bedroom unit. This age restricted housing concept does not generate school age children; this concept is the coming thing for the growing older population. They intend to reserve frontage of 200' for commercial development. This type of project also helps in generating other types of commercial business as they have seen in other developments that they have been involved in. The total number of
units proposed is 140 as shown on their plan. TFMoran helped develop plan and can further explain more of the technical aspects of the plan and we hope to receive some favorable response from the board.
Chairman King opens to Paul Esswein who discusses the ingress and egress aspects of the proposed project.
Deb Dietz, PE of TFMoran addresses the members of the board discussing the controlled access right-of-way at the abandoned rail corridor. She has discussed this with the DOT and they are in support of 1 driveway.
Paul Esswein - Current regulations over 900 feet of road must have way in and way out.
Deb Dietz continues her discussion on a number of things; i.e. water, sewer, cable television, the individual unit contents, possibility of smaller sewer systems within a 2-3-unit area.
Paul Esswein - What is proposed density? Deb Dietz - IB Zone itself no density - looking @ buffer, sewer loading 60-70 gallons / day, water is plenty, soil loading 3 times of what they need. Paul Esswein - what is acreage being taking out of the common buffer? 80 Acres, 1 unit / .6 greater than 1/2 acre per unit. Vehicles per day generation - does not have data with her, what you will find in traffic studies, people tend to not go out @ peak hours, typically a lot less than a development.
Attorney Michaels responds - "Current traffic count per day" 20,000 trips per day - "the estimated increase" spread out over a day approximately 600-800 trips per day.
Don MacVane - Asks price range. Steve Mayo-EquiVise shows examples of housing development from Hudson, NH as basis for pictorial - range $225,000.00.
Don MacVane- Questions lots sizes, density and distance; Steve Mayo - roughly 20 acre site; Deb Dietz - EquiVise commonly has units on sewer as 1 unit per 6,000 - 7,000 square feet; because no sewer available - see on underlying board there is 1 unit per 26,000 square feet, space the units out 100' on center line of unit with a sizeable front yard.
Hiram Watson asks; if the land that is not used, would that be available for the "general" public use? Deb Dietz -Yes; but the open space is for the developments community -. Hiram Watson - will there be garages? Deb Dietz - Yes. Hiram Watson - square footage of houses? Deb Dietz - for this prototype - Steve Mayo interjects - 1400 - 1600 square feet. Hiram Watson - will trees be left around houses in density of woods? Once again Deb Dietz - yes
Chairman King re-confirms a statement that the proposed density is 1 unit per 26,000 square feet, what does the state soils maps state? Mark Vance - explains to the board the sewer soils and the group 1 and 2 as well as group 3 where group 1 most density and group 2 primary, also discussed the site loading calculations proposed as a condo development.
Chairman King also asks what it is they would be applying under? Attorney Michaels - Detached condos.
Paul Esswein - Adopt under a Cluster Development, doesn't believe it would fit under Site Review or Sub-Division.
Chairman King - By ZBA approval and issues and contingencies the density is up to the Planning Board decision.
Attorney Michael - customarily dealing with condo site review not sub-division. The ZBA and density issue - ZBA can grant whatever relief comes before them. Chairman King and Attorney Michael have in-depth discussion about the ZBA Variance.
Deb Dietz - Would like a consensus from the board as they would like to start some engineering. The costs are upwards in the 150K range.
Deb Dietz and Mark Vance hand out ZBA Findings and Approvals from previous ZBA / EquiVise meetings and discussion ensues regarding each of the Farmington Zoning Districts, the densities as well as the buffers.
Jim Horgan discusses it being a cluster development, 900' must be pretty sophisticated for one way in/out, underground utilities, should be able to establish some reasonable equation for density of area.
Don MacVane - no comment
Hiram Watson - Clarify and get together what density is as well as soils.
Paul Parker - Traffic evaluation, concerns on grand of slope and how units will be set.
Chairman King - follow-up with Jim Horgan comment - having 1 exit is not sufficient, should have at least 2 for emergency access and keep traffic in a controlled area. Deb Dietz - boulevard approach up the middle could not happen because of grade, that is why a roundabout was designed.
6:55 p.m. - Chairman King - suggests applicants contact Paul Esswein for further detailed discussions.
Conceptual plan review by Norway Plains Associates, Inc. - Rick Lundborn representing client Farmington Ridge Mobile Home Park (Tax Map U10-41-1-MHP) for the remaining 35 units of
Phase 1-90 units and introduction of proposed Phase II.
6:56 p.m.
Rick Lundborn - Location is to the right of Dames Brook - Initial Phase I - 90 units of which 35 units left, salvage from Phase II, which was originally 155 now down to 37 units, there are 42 acres remaining. Trying to keep the impact of the wetlands low, total around 1/4 acre.
Paul Parker - a few of the proposed units seem to have heavy elevation/slopes effecting less wetland than originals; Rick Lundborn - yes and explains.
Jason Lauze - no comment
Mark Paulin - questions what the small rectangular areas represent? also comments seem like a lot of water.
Hiram Watson - Phase II comparable with rest of open space? Rick Lundborn - not that he's aware.
Don MacVane - prices per unit? Rick Lundborn - Do not know.
Jim Horgan - concern with amount of water in area, as with building of units, as well as landscaping, grading and water flow.
Hiram Watson - Town Water and Sewer; Dale Sprague said capacity is there.
Paul Parker - traffic study done once on Dick Dame Lane, with the additional 72 homes going in what is the handling ability?
Paul Esswein - traffic and circulation within development and drainage are being handled.
Hiram Watson - only egress is Dick Dame Lane - Winter Street is for emergency use only.
Chairman King, Paul Esswein, Rick Lundborn discuss Class III wetlands and requirements as well as development of drainage systems and where water will be directed. Rick Lundborn discusses his past 3 meetings and discussions with the Conservation Commission and how they sent him back to the drawing board for more information and that each time they've met there was not a full quorum.
Discussion continues between the applicant and board members regarding the access into the development.
Chairman King notes that the new business is now finished and opens questions from the floor.
William Vachon - comments that in '89 Winter Street was not safe to traffic and the Town of Farmington lawyer had the gate put up.
Chairman King closes this portion of the meeting to the public.
Continuation of Application Review By: Three Phase Line Construction (North South Investors, LLC) (Tax Map R20, Lot 1) property known as NH Route 153; to expand on to existing building a 20' x 60' office space and a 40' x 80' shop expansion.
Randy Tetreault - Norway Plains representing: Came before the board last month and was sent back with 2 major concerns to address;
(1) existing access easement to 1-2 lot, because of addition encroachment on existing building. Talked about sliding down the building, which the plan now shows and that will be recorded - note 3.
(2) site review issue brought up - requirement in zoning put in last couple of years to prevent parking in front of building and they've tried to re-arrange by sliding off to side and keeping handicap in front of building.
(3) landscaping - new requirement zoning - Scott Cameron did landscaping onsite plan which will be part of recording.
Don MacVane - when will you get property from state? Randy Tetreault - 6 months - 1 year and explains to the board about what the state does.
Chairman King asks if the state has expressed that? Randy Tetreault - yes.
Hiram Watson - A good selection of plantings would be nice if the whole area was done that way. Randy Tetreault - agrees.
Paul Parker - question's existing fenced cemetery. Randy Tetreault - originally in woods at top of gravel pit has been relocated at old boundary, deeded right to go in and around. Paul Parker - for clarity purposes allow addition of 2 buildings, should be 2 additions.
Chairman King - last year spoke about parking and the board was receptive to leave parking, handicap relocated to side versus front. Site does not get a lot of walk-ins; parking is only about 10-15 feet away.
Chairman King - questions cemetery access. Randy Tetreault - only a general note from South Main Street, excerpt in a deed and a right to get there.
Chairman King motions to approve Site Review, contingent that vegetation is close proximity to 153 and complete within 1 years time frame, 2nd by Don MacVane, no further discussion, all those in favor, motion passes.
Continuation of Application Review By: Packy's Investment Properties, LLC (aka: PIP, LLC) (Tax Map U6, Lot 117) property known as 15 Summer Street; to allow the addition of 3-units to an existing 9-unit multi-family.
7:46 p.m.
Applicant is not here.
Paul Parker motions for a 5-minute recess, 2nd Jim Horgan, no further discussion, all those in favor, motion passes.
7:59 p.m. reconvene
Applicant still has not arrived, Jim Horgan motions to move this application to the bottom of the agenda to allow for the applicant to show, 2nd by Don MacVane, no further discussion, all those in favor, motion passes.
Application for Sub-Division / Lot Line Revision By: Sue Ducharme (Tax Map U06, Lot #77) property known as 6 Freedom Drive, Farmington, NH
Randy Tetreault - Norway Plains for applicant Sue Ducharme; Randy Tetreault - we have been before the board previously with a conceptual design and discussion, on 04-07-2005 the variance was granted by the ZBA to allow 2-lot sub-division. Randy Tetreault is squaring up lots per the ZBA contingency. Sue Ducharme comments that the ZBA unanimously agreed on all 5 points of the Variance Request and Approved. Sue Ducharme points out that in all sorts of areas of Strafford County Region her parcel for development has all the requirements.
Hiram Watson - questions the cemetery location referring to Don Mac Vanes' map copy - as adjacent to property line. Randy Tetreault - there are 2 surveys of record showing burial ground from the 1800's, these survey's show that the cemetery is definitely not on Sue Ducharme property.
Hiram Watson - How far from the river? Randy Tetreault - approximately 75', Chairman King - 69' on closest point. Chairman King questions the dumpster where it's located - Sue Ducharme - owned by adjacent property, part of Towns R. O. W.
Paul Parker asks for clarification on the shed's - Randy Tetreault / Sue Ducharme - 1 will be moving, other 2 will be removed by the sub-division, still is enough set-back if there is a PSNH problem. Randy Tetreault - yes, plenty of room.
8:11 p.m. David Horne - 1 Riverside Drive, ex-wife now lives there, they bought the property 18 years ago through a government loan and the government surveyed the land. There is a head stone that is now missing, land that he maintained with a portable garage and paid taxes for has now become a property border dispute.
Paul Esswein comments - not in a position to dispute, boundaries are a civil dispute and the Town of Farmington relies on the licensed surveyors reports.
Randy Tetreault - 1982 surveyed and markers placed, Mrs. Horne does have the option to hire a licensed surveyor and have that disputed.
Don MacVane - good points made - 18 years taxed on that land, however we do have a licensed land survey that confirms the 1982 plan, and we must go with what we have in front of us. I'm prepared to make a motion.
Hiram Watson - uncomfortable with the land dispute issue, and feels we should postpone for another meeting and asks Randy Tetreault if he has deed?
Don MacVane - feels we should accept as presented without any further restrictions, 2nd by Jim Horgan, any discussion, Chairman King - friendly amendment for the removal and relocation of 2 sheds, no further discussion, all those in favor - 6 in favor, 1 opposed - Hiram Watson.
8:27 p.m.
Proposed revisions to the Farmington Site Plan Review Regulations and schedule for adoption.
Paul Parker - no recommended changes, thinks we should accept it and move on.
Chairman King explains to the new Alternate Members this Regulation; covers the commercial/residential however - more commercial in nature. A final Public Hearing will be scheduled and there can be no substantial changes to this document.
Don MacVane - no comment
Jim Horgan - Page 1 insert date; Page 2 - add complied with at end of Escrow Agreement statement; Page 5 - add an s to the word requirements in Paragraph A - 3rd line; Page 12 - hyphenate the word man-made under M; Page 13 - under N - take of s from rights-of-way and add to way; Page 13 - under O remove the word to and add end quote after regulation; Page 20 - 6th typed line change ARE to lower case letters and after vistas add a comma and etc; Page 21 - under 4 - remove s from the word proportions; Page 22 - under Section 34. Water Supply item 2 - text should read Farmington Water and Waste Water Department; Page 22 - same item 2 - change last sentence to read - Plans must be submitted for review by the water department and/or designated engineer, if required; Page 23 - Section 35. Sewage Disposal - 2nd paragraph 1st
line Town of Farmington Water and Waste Water Department; also last line approval by Sewer Department and/or designated engineer; Page 23 - Section 39. Nuisance - add s to the word exists; Page 25 - Section 45. Approval Required - after Site Plan is required add unless agreed upon by the Planning Board; Page 25 Section 48. Enforcement - add Planning to the second sentence.
Board Members please note that I (Doreen) made a couple of additional changes within the document; Page 3 - Section A & C - Capitalize the first word in each beginning sentence; Page 8 - Section A - Capitalize the first word in each beginning sentence; Page 11 - Section A - change land owners to landowners; Page 14 - Section E - add hyphenation to the word one-way; Page 15 - Remove 1. The following minimum standards shall apply (redundant from previous paragraph); Page 15 - 4th block down-2nd column combine word carryout; Page 15 - 9th block down-1st column correct the word wholesale; Page 18 - Section 25. Pedestrian Access and Circulation-2nd line separate street side; Page 18 - Section 27. Storm Drainage add hyphenation to 50-year; Page 18 - Section 28. Utilities - Align 1st word to left; Page 23 - Section 37.
Floodplain Construction-add hyphenation to 100-year; Section 39. Nuisance - 5th line down - lower case on the word nuisance; Page 25 - Section 46. Certificate of Occupancy - 5th line capitalize the word Final; Page 26 - Section 49 - Revocation of Approval - 2nd line spelling correction quorum; Page 26 - 5th line spelling correction revoked; Page 26 - 5th line capitalize Notice.
Jim Horgan motions to accept the Site Plan Review Regulations with the noted changes, 2nd by Paul Parker, no further discussion, all those in favor, motion passes.
Chairman King opens public hearing portion 8:50 p.m.; hearing no comments from the public, public hearing portion now closed and Chairman King motions for a 3.5 minute recess, no further discussion, all those in favor, motion passes.
8:55 p.m. Chairman King calls the meeting back to order; and restates Jim Horgan's motion.
Paul Parker - motions to continue the PIP, LLC application to the 06/07/2005 Planning Board Meeting, 2nd Jim Horgan, no further discussion, all those in favor, motion passes.
The ZAMPD Sub-Committee is in attendance; Paul Esswein- updates board members as to his meeting(s) with the sub-committee and the discussion of rearrangement of contents as well as items / stuff still are missing from the consultant. The Planning Board is reviewing Chapters 1-3 and 7 & 8 that are pretty much completed and will continue work with the ZAMPS and consultant for Sections 4, 5 and 6 which are structured essentially the same and organized the same as well; we should proceed with implementation of the sections.
Don MacVane - reviewing
Paul Esswein - the document should be driven by the Vision statement - Chapters 4 & 5 have the most significant revisions those being mostly demographic.
Paul Parker - believes it is well done and is pleased
Jason Lauze - no comment
Mark Paulin - board could do a brief overview
Hiram Watson - no comment
Jim Horgan - 1-1, 1-3, 1-4 questions
Paul Proulx - it is the combined Seacoast and Rockingham Counties being referred; Brad Anderson - check with the Planner on clarification.
Chairman King notes 12 minutes into overtime 9:12 p.m.; Paul Parker motions for 1/2 additional hour, 2nd Jim Horgan, no further discussion, motion passes.
Paul Esswein - Community questionnaires in town and intra trail development rarely have a dire detriment.
Chairman King - show supporting document; Brad Anderson - establishes chapter 4; Cyndi Paulin - Para 4 of 1.0 defines.
Paul Esswein - will go back to consultants and summarize the counties.
Jim Horgan motions to continue with sections, 2nd Don MacVane, Chairman King makes friendly amendment to continue Chapter 3 with 7 & 8 to the next meeting, Jim Horgan motions to withdraw his motion, Don MacVane motions to move section 2 with section 3 and 7 & 8 to the next Planning Board Workshop Meeting, 2nd by Jason Lauze, no further discussion, all those in favor, motion passes.
9:50 p.m. - Don MacVane motions to adjourn, 2nd Mark Paulin, no further discussion, all those in favor, motion passes.
APPROVED AS AMENDED WITH CHANGES NOTED IN "BOLD" 06-07-2005
_________________________________ ________________________
Charlie King, Chairman Date
Farmington Planning Board
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