PLANNING BOARD WORKSHOP MEETING MINUTES
TUESDAY – MAY 23, 2006
356 Main Street – Farmington, NH
Members Present: Charlie King, Don MacVane, Hiram Watson, David Kestner, Edward Weagle-Alternate, Stacey Gilman-Alternate
Absent: Jim Horgan – with notification
John Law – without notification
Selectmen’s Rep: Paul Parker
Staff Present: Paul Esswein, Doreen T. Hayden
Public Present: Gary White, Betty Vachon, Bill Vachon, Jean Pease, Gloria Sullivan, Busby Sullivan
(please note that although the attendance sheet requests that names be printed, the public continues to write and
some of the writing is not legible therefore spellings could possibly be wrong.)
Chairman King called the meeting to order at 6:05 p.m.; he welcomes new alternate members Ed Weagle and
Stacey Gilman.
Discussion continued: From 2-21-2006 and 4-18-2006 regarding Farmington Design Manual:
Chairman King summarizes that this topic was moved from the last meeting and turns the floor over to Paul
Esswein to bring the board members up to date on this Design Manual; Paul Esswein summarizes where this was left at the last meeting regarding the finalized version and asks if there are any comments that should be addressed at this meeting.
Chairman King asks Paul Esswein in his review of the comments made does he have any further input / comments to address. Paul Esswein feels this is a long, lengthy and very detailed document, feels it will be a useful reference for builders and / or for anyone in Town of Farmington to use. This manual will not make Farmington looking like the 19th Century.
Chairman King seats Stacey Gilman for absent Jim Horgan and seats Ed Weagle for absent John Law.
Chairman King polls the board members for their input on this manual; Hiram Watson and David Kestner both indicate the usefulness of the manual but also reflect on the length of the manual; Paul Parker echoes the same feelings but thinks on the whole it is a good document.
Stacey Gilman states that he’s briefly reviewed the document, found it to be interesting for someone coming into Town of Farmington.
Paul Esswein discusses his views on the Design Manual; points out to the members of the board that the Planning Department has recently put together a “developers manual” which includes Zoning Ordinance, Zoning Maps, Site Plan Review Regulations, Subdivision Land Regulations and Road and Driveway Regulations. Paul Esswein advises that this Design Manual is only a tool and not a defined requirement.
Paul Parker motions to accept the newly written design manual and to post it for public hearing; 2nd Don MacVane; discussion; Chairman King enters a friendly amendment to assign 06-20-2006 as the 1st public hearing; Paul Parker accepts the friendly amendment and adds that the public hearing notice should state that this is a voluntary guideline for use; no further discussion; all those in favor, motion passes.
6:20 p.m.
Discussion continued: From 01-10-2006 and 04-18-2006 Re: Subject of the expansion of the (C) Village Center District and re-alignment of all zoning districts.
Chairman King comments that this discussion was cancelled from last meeting, as there were not too many of the petitioners in attendance and that Paul Esswein has put together a “high tech” presentation on the lap top that shows all of the parcels in the Village Center District as well as the Urban Residential District. Paul Esswein reviews the existing layout of the Village Center including the surrounding Urban Residential District that is quite extensive.
Chairman King asks Paul Esswein if he knows what the total acreage is, Paul Esswein states not at this time, but I can get that information.
Paul Esswein continues with his parcel presentation; reviews the parcels that were suggested should be moved from the SR District to the Village District.
Jean Pease asks how far is that extending, Paul Esswein advises ¼ mile or 1000 feet; to the edge of the golf course.
Discussion on the frontage of the Grove Street parcels to be added; Elm Street to the car wash; Don MacVane questions how far; Paul Esswein replies approximately 700 feet.
Paul Parker asks aren’t those all residential; Paul Esswein – yes. The board members entertain various levels of discussion on options; expansion of the Village Center; reducing density; incentives to citizens when re-zoning happens.
Jean Pease states that she lives on Route 153, almost to Waldron Road and asks what zoning district that would become; Paul Esswein states that would be in the Suburban Residential District.
Chairman King reviews discussion topics; Density in the Urban Residential Zoning District, Density in the Village Center Zoning District and the possible extension of the Village Center Zoning District to incorporate other parcels.
Hiram Watson questions the Grove Street expansion and how would that help the Village Center; Paul Esswein explains various uses that could be utilized.
Chairman King asks if any thought has been given on incentives to revive the Village Center; Paul Esswein explains that there could be 1 residential unit per square feet of space and shows that on his presentation; board members discuss various thoughts and options on this subject.
Jean Pease comments that her family owns commercial store with apartments over and asks if those will be grandfathers; makes additional comments about the alley way and the development of 6 units.
Chairman King to Paul Esswein what are your thoughts on changing the density to so many units per square foot; Chairman King suggests that Paul Esswein develop a rough draft of the space and bulk standards including reasonable guidelines with noted incentives to the citizens.
Stacey Gilman comments that most of this experiences are in Rochester, he asks how long after a fire would a citizen be allowed to rebuild; Paul Esswein replies – 2-years.
Chairman King calls for any comments from the public;
Beth states that here family has owned property in Farmington since 1971; they have a 15-unit on Central Street; 10-Unit on Crowley and Mechanic with a 4-Unit next door; she shares that she’s had personal experience in the Towns of Durham, Dover and Rochester and that people are an important part to a vibrant downtown area; she does suggest that incentives and opportunity be offered.
Don MacVane shares his views relating to employees requirements and comments that Farmington is a bedroom community.
Beth shares her experiences with rental properties and parking in the downtown area using her rentals as examples; a 10-unit on Crowley only has 5 cars and the 11-unit on Central about 5-6; her rentals in the downtown area are consistent with the parking needs, her views are that most people living in a downtown area do not typically have cars.
David Kestner interjects that he would like to throw out some arbitrary numbers (for reference only) and suggests that we might consider taking the density requirement down to 2500 and that might make oddball pieces more attractive.
Ed Weagle asks if the Town of Farmington has height restrictions; Paul Esswein replies yes – at 55 feet. The board members entertain discussion of expansion of services on systems and what uses would impact infrastructure.
Paul Parker states that he is in agreement with Chairman King that we are “devils in details” he feels the petitioners want a current blend with existing with nice development, something we must manage well.
Stacey Gilman asks if it would include taking any of the downtown area and moving this up past the Town Hall; Chairman King states not part of Paul Esswein presentation and thinks we should take 1 step at a time specifically in determining incentives. Chairman King states that the subject parcels and all abutters will be noticed when we do enter into specific discussion and feels we are only addressing immediate downtown area now.
The members of the board entertain discussion on David Kestner suggested decrease to 2500 square foot density; Don MacVane adds that the living area square footage of units should be discussed.
Beth shares with all do respect her feelings on the subject 2500 square foot density and feels this is not sufficient. She talks about land mass; parking that is there versus new development parking and again shares her experiences in the Dover business district and retail office areas.
Chairman King motions to task Paul Esswein to draft language with incentives on the realignment of the Village Center District and to have ready for the Planning Board Workshop Meeting of 07-18-2006; 2nd Don MacVane; discussion; Paul Parker would like to add that all 1st floor contain retail businesses and that the upper floors are residential; Chairman King suggests not to limit it to retail and to add commercial; Paul Parker interjects multi-use aspect; no further discussion; all those in favor; motion passes.
Chairman King opens discussion again on the Village Center; Paul Esswein does not think discussion should evolve until there is standards put together to allow more detailed discussion. Paul Esswein indicated that he would speak with Kathy Seaver and Judy Nichols about specific numbers in the subject districts.
Jean Pease asks questions in relation to her duplex on Grove Street and discusses the market value make-up.
Paul Esswein states that he will put together a spreadsheet of existing statistics.
Chairman King feels the board should continue with this discussion after the resolution of the Village Center District, 2nd Don MacVane; no further discussion; all those in favor; motion passes.
URBAN RESIDENTIAL DISTRICT DISCUSSION:
Chairman King opens the discussion by reflecting on the standards that were voted on in 2001 with respect to reducing the density; Don MacVane addresses to the Chairman that there has been an increase in Farmington growth since 2001 when the density was reduced from 10K to 5K; Stacey Gilman interjects; to assist in the revitalization of the downtown area.
Chairman King calls for comments from the public;
Bill Vachon; if we go back to the 10K density; won’t that allow for building on top of one another; that is my main concern; building being built too close to one another practically on top of each other; he asks with the newer density how many units can be built; Chairman King answers 2-units.
Jean Pease voices her opinion on the 3-plex on Summer Street and asks the board what criteria was used to allow that building to go up, it was once a beautiful piece of land; Chairman King responds to her question by giving an overview of the applicants meeting requirements.
Paul Parker commented that he feels the people that are here now have great concerns and we should review applications carefully.
David Kestner interjects that today’s answer(s) is Condo’s; not renting any longer and makes reference to previous times that allowed the 10K density to change to 5K density.
Don MacVane comments about the density and foot traffic in the downtown area and how important that is. Hiram Watson likes all the comments and suggests the Design Manual be somewhat used. Stacey Gilman concurs with his colleagues and that we need to look at this as Paul Parker had indicated.
The board members discuss their various opinions on changing the density in the Town, the benefits that would be derived, the negatives and other options.
Jean Pease makes reference to the big green house next to Mills Store and asks Paul Esswein how much property is that; Paul Esswein using the laptop makes calculations and replies .63 acre; She thinks it is a “bang for the buck” how many units for how many bucks; it is all dollar(s) motivated.
Chairman King motions to continue with this discussion to the next Planning Board Workshop Meeting of
06-20-2006; 2nd Don MacVane; no further discussion; all those in favor; motion passes.
Don MacVane address the board by summarizing his time at the seminar he attended on 05-18-2006; Hiram Watson also attended that meeting and gave his input to the board members as well; both felt it was very informative and suggests that all attend these types of meetings and comments that it should be an 8-hour seminar.
Don MacVane gave praise to Paul Esswein for doing a terrific job and added that Farmington is on the right track.
Paul Esswein comments that he feels the site review and subdivision regulations do not have adequate application information and would like to bring something forward more in-line with the experts’ recommendation.
Chairman King motions to add definition of a complete application developed by Paul Esswein; 2nd Don MacVane; no further discussion; all those in favor; motion passes.
8:20 p.m.
Stacey Gilman motions to adjourn; 2nd Don MacVane; no further discussion; all those in favor; motion passes.
APPROVED AS AMENDED 06-07-2006
Page 1 of 5; 4th paragraph; Remove the word at and add the word like – Changes noted in bold
__________________________________________ _____________________________
Charlie King, Chairman Date
Farmington Planning Board
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