PLANNING BOARD MEETING MINUTES
TUESDAY - MAY 1, 2007
356 Main Street - Farmington, NH
Members Present: Chairman Charlie King, Hiram Watson, Paul Parker, David Kestner, Don MacVane, Jim Horgan and Alternates Gerry Gibson and
Cindy Snowdon.
Absent: David Meehan - Alternate - with notification
Selectmen's Rep: Joan Funk
S.R.P.C.: Julie LaBranche, Strafford Regional Planning Commission
Public Present: Randy Tetreault, Dennis Laughlin, David DeJager, Randy Orvis, Donald Littlefield Jr., Scott Lawler, David Mott,
Chairman King called the meeting to order at 6:02pm.
Old Business:
Review of Minutes: Jim Horgan moved to accept the minutes of 4/3/07 as amended, David Kestner seconded. Motion passed with Don MacVane abstaining.
Don MacVane moved to accept the minutes of 4/24/07 as written, Joan Funk seconded. Motion passed with Paul Parker, Hiram Watson and Jim Horgan abstaining.
Conceptual Discussion: By Norway Plains Associates, Inc. (Don Rhodes) in Re: Hawkins Safety Equipment Sales/ North & South Investors; for the proposed construction of a new 5000 square foot building; (Tax Map R20, Lots 1 and 1-2); located at 25 Main Street, in the (CC) Commercial Center Zoning District.
Randy Tetreault represented North & South Investors at the night's meeting to propose constructing a 5000 Square foot building on the adjacent lot (Lot 1-2). Mr. Tetreault gave a brief history of the subdivision stating that in June of 2000 the subdivision of this lot was approved and then in 2005 when the State abandoned Rte. 153 the land was reverted back to the landowners. Mr. Tetreault identified one issue that he feels may be of some concern to this board that would be the frontage that will be missing, In citing RSA 674:41 he believes this should not be an issue because it is of no fault of the landowners. When the State relocated Rte. 153 in this area before 2005 they created this non-conformity.
Julie LaBranche feels that there are two legal questions that need to be answered on this application; first under the law is the applicant required to rebuild the frontage and secondly should a new private road need to be created. Julie stated it is the applicant's responsibility to prove they have a buildable lot to and address these issues. Mr. Tetreault responded that he was aware of these issues and feel there is no question as to the buildability of the lot. Julie stated she will call legal this week to see if she can get an answer.
New Business:
Continuation of Application Discussion for Minor Site Review from 4-03-2007: By Dennis J. Laughlin (Tax Map U5, Lot #125); presenting a revised site plan with corrections as previously directed from the 4-03-2007 Planning Board Meeting.
Mr. Laughlin provided the Board with new, updated and more concise plans. Julie stated that these plans are much better and identify the parking, three units and the carriage house. Julie questioned Mr. Laughlin on how he is doing with the list of 60 and 120 day requirements that he received. Mr. Laughlin responded that the woodstove is to be removed by 5/10/07; all the electrical changes are scheduled for 5/7-8-07; the oil line in the basement was cemented over; he met with Dennis Roseberry to get a better picture of what type of handrails and doors are needed and will be scheduling those changes; he has contracted to have the door sheet rocked closed and the dining room in his apartment is not considered a bedroom for listing purposes. It appeared that Mr. Laughlin is doing a sufficient job at
addressing the concerns of the Board.
Paul Parker questioned if the parking issues have been resolved and Julie responded that she is content with the way the plan reads now. Chairman King asked Mr. Laughlin if he feels he has a sufficient amount of time to address and resolve the remaining issues and he responded yes. Julie recommended that Dennis Roseberry and herself do a 60 day inspection and then again in 120 days to make sure he is in compliance. Chairman King stated then at that point the Board would accept a letter from Dennis or Julie letting the Board know he is compliant.
Chairman King opened the discussion to the public but no comments were heard. Charlie King motioned to grant this site plan of Mr. Laughlin approval contigent upon him completing all the 60 and 120 day improvements and requirements as listed by Dennis Roseberry, Jim Horgan seconded. Motion passed with all in favor.
Continuation of Site Review Application from 2-06-2007 By: Elm Street Farmington, LLC (Tax Map U06, Lot #4) to allow the move of a current approved house site to the rear of the lot; to add 6-bay garage to existing pad, to extend the pavement past the previously pre-approved area; Property known as Mechanic Street, Located in the (VC) Village Center Zoning District.
David DeJagger presented his plans with multiple maps of his proposed parking, garage and house areas. He is requesting to move his currently approved building site to the rear of his lot to provide more green space and make it more feasible for parking. Paul Parker questioned how much parking is required for the units here. Julie LaBranche clarified that there are 13 units with 26 spots available and 1 handicapped spot, so there is an ample amount of parking spaces. However, Julie noticed that there might be a problem at one entrance where there are parking spaces on both sides of the entrance which may cause an issue with vehicles trying to enter or exit the lot. Mr. DeJager stated he did not notice that but would address that issue before the next meeting.
Julie LaBranche would like to see a draft of an Erosion Control document, architectural plans for the inside and outside of the proposed home, the drainage identified and responsibly taken care of, the lighting of the parking, appropriate buffers and green space and screening of the dumpsters. Charlie added that he would like to see a professional show that the drainage is being properly managed on the lot.
A lengthy discussion was held about what the garages intended use would be. Mr. DeJager stated that he would leave it up to the tenant as to whether or not they would park in the garage or use it for storage. After much discussion, Mr. DeJager feels he will probably change his plan to storage units, instead of garages, which will be more cost effective for him and will utilize the space more effectively.
David Kestner questioned how Mr. DeJager proposes the power to get to the rear of the lot where he would like to build the home. Mr. DeJager responded that he has already contacted PSNH with his plans and they see no problem. David questioned how the phone and cable lines will be addressed and Mr. DeJager replied that he still had to work that out.
Jim Horgan motioned to continue this discussion to June 5, 2007, David Kestner seconded. Motion passed with all in favor.
Application for a Special Use Permit: By: Donald Littlefield Jr. (Tax Map R59, Lot #11); Located at 102 Hornetown Road; in the (AR) Agricultural Residential Zoning District. Presented by Randy Orvis, Orvis/Drew LLC.
Randy Orvis presented the plan to build a 1/2 acre fire pond on the Littlefield property on Hornetown Rd. Mr. Orvis cited that this permit was required under Section 4.03j. The proposal would have a minimum impact on the wetlands and has two dry hydrants proposed. Mr. Orvis reviewed the site plan with the Road Agent and the Fire Chief and they are both satisfied with the plans as is. Mr. Orvis presented that the water from the pond will come from the natural ground water that is already present in the area. There is some run-off now from the top of the hill, but this pond will not effect that drainage or add to any run-off. Mr. Orvis also explained that the plan shows a 60-75 foot guardrail but the Conservation Commission was not in favor of this plan.
Jim Horgan questioned how far the guardrail would be from the road. Randy Orvis responded it would be about five feet off the pavement. Jim pointed out that there is already a rock wall at this location and questioned if that would be sufficient. Mr. Orvis responded the rock wall is about 15 feet off the road and he would have no problem eliminating the guardrails. Don MacVane went further to question how far the pond would be from the road. Randy responded 45-50 feet.
Chairman King questioned if Mr. Orvis had submitted an application to the NH Wetlands Bureau and Randy responded yes and is expecting a response in the next couple of weeks. Chairman King questioned if the pond or the fire truck pull-off would be constructed first. Mr. Orvis responded that he would dig the pond first and then the pull-off because he would be able to utilize any large rocks dug up to stabilize the pull-off area.
Paul Parker questioned what is in place to keep the water moving so that the water does not become stagnant. Randy Orvis responded that he assumes there will be natural run-off and that there are sufficient springs where the pond is to be dug to feed the pond. Paul also stated that the hydrants would need to be maintained, is there a plan to do this. Chairman King read a report that stated that Dale Sprague would maintain the hydrant.
Hiram Watson questioned what Randy Orvis will do with the materials he removes to create the pond. Mr. Orvis responded that he plans to use it on site to create the slope and stabilize the turn off but if there is excess he will find a place to put it on the Littlefield property.
Julie LaBranche questioned if there are any shallow drinking water wells adjacent to this property. Mr. Orvis stated the nearest home is across the street and at least 200 feet away. She also suggested having an inspection by the planning office in 1 year after completion to make sure there are no problems.
Chairman Charlie King motioned to approve the special permit under 4.03j contigent upon a 1 year inspection by the planning office, removing of the guardrails, stabilization of the turn off (which is to be approved by the Road Agent), maintaining the stone wall and a NH Wetlands approval, Don MacVane seconded. Motion passed with all in favor.
David Kestner motioned for a five minute recess, Jim Horgan seconded. Motion passed with all in favor. Meeting recessed at 8:10pm.
Chairman King reconvened the meeting at 8:20pm.
Application for a Lot Line Adjustment By: Wendell & Marlene Camp (Tax Map R49, Lot #66-2); 8.74 acres of which 5.06 acres will be added to Lot #58 owned by New Dam Partners; 28.53 acre parcel now will be 33.59 acre parcel; Located in the (SR) Suburban Residential Zoning District; Presented by Crown Point Survey & Engineering, LLC.
David Mott from Crown Point Survey & Engineering represented the Camp's and immediately opened the floor to the Board for questions. David Kestner questioned where the locust on the map is and Mr. Mott responded that he realized when he got to tonight's meeting that it was missing but would have no problem putting that on the final copy. Charlie questioned if the current resident has an on-site well and septic and if it does then it would require a minimum of 40,000 feet of contiguous upland from the well and septic. Mr. Mott will have to certify and delineate the 40,000 feet of contiguous wetlands on the plan.
Hiram Watson questioned if there is access to the lot that will be added to from this current site. Mr. Mott responded that the access would be from Bay Rd. for the proposed development.
Jim Horgan motioned to approve the Lot Line Adjustment Request contigent upon the certification of the 40,000 square feet of contiguous upland and the locust on the map, Don MacVane seconded. Motion passed with all in favor.
Application for a Non-residential Site Review By: Frisbee Memorial Hospital - Family Care of Farmington (Tax Map R20, Lot #13); for the approval to construct a proposed building expansion project of approximately 1362 square feet; no Doctor or Staff increase; Located at 316 NH Route 11; in the (IB) Industrial Business Zoning District; Presented by Norway Plains Associates, Inc.
Scott Lawler from Norway Plains presented the proposal on behalf of Frisbee Memorial Hospital. Mr. Lawler reported that his company conducted a traffic analysis and found that the addition would add about 4 trips in and 5 trips out each day. He brought a letter from Alan Garland of NH DOT stating that nothing was warranted as far as the traffic went as a result of this addition.
Chairman King stated he has concerns on the previous plat from this development when they increased the parking lot. His concerns included that the appropriate arrows/signage to show the flow of traffic were not complete as well as the Town has not yet received a copy of the easement. Mr. Lawler responded that he will make sure both of these items are completed to the Board's satisfaction.
Don MacVane questioned if water flow and drainage was considered with all the extra paving and increased building size. Mr. Lawler responded that run-off is not an issue and that Frisbee owns the adjoining property as well.
Paul Parker questioned the viability of the septic system and its ability to maintain the increase. Mr. Lawler explained that the septic was originally designed for a four-physician office which is what they currently have and will keep. He also added that based on similar offices in Rochester each doctor generally uses about 100,000 gallons where is NHDES requires the number to be at 200,000, so there is adequate sewer.
Julie LaBranche questioned the height of the new addition. Mr. Lawler explained the addition's architecture is similar to the existing building so it would not be any higher than that. Julie also questioned the outside lighting. Mr. Lawler stated they will be relocating the existing fixture so that employees leaving at night can see.
Jim Horgan moved to accept the application as complete, Paul Parker seconded. Motion passed with all in favor. Discussion was held that Chairman King would not like to issue a building permit until the parking lot expansion project requirements are met. Jim Horgan moved to accept the plan as presented contingent upon the easement being furnished on the previous parking lot site plan and the signage within the parking lot completed, also no building permit shall be furnished without these two items completed, Don MacVane seconded. Motion passed with all in favor.
Don MacVane motioned to continue this Planning Board meeting until 10pm, David Kestner seconded. Motion passed with all in favor.
Application for a Minor Full Site Plan Review By: S & E Construction; (Tax Map R59, Lot #4) for the approval to construct a proposed 40' X 8' building for use as a contract yard and bulk materials stockpile; Parcel is 1.18acre; located at 1078 NH Route 11; in the (IB) Industrial Business Zoning District; Presented by Crown Point Survey & Engineering, LLC.
Mr. Edwards presented his plan for himself and welcomed the Board's questions. Chairman King asked what the building would be constructed of. Mr. Edwards responded that he is proposing a wood frame structure with vinyl siding on a concrete base.
Don MacVane questioned what Mr. Edwards is planning to do on this site. Mr. Edwards explained that he primarily builds foundations and would use this site as office space, a lot to park his equipment (excavators, loader, etc.), a garage to work on his equipment and a place to store small amounts of extra materials from job sites like bark mulch. He stated the current landscaping will stay in tact and he will have signage at the front of the property. Don questioned if there was well-head protection needed and Julie LaBranche confirmed no.
Chairman King questioned what the customer parking lot would be like. Mr. Edwards replied that it would remain dirt/gravel for now but eventually he will pave it. Chairman King also questioned the location of the handicap parking spot and suggested Mr. Edwards contact Dennis Roseberry for the specific regulations.
David Kestner asked how far back the property goes and Mr. Edwards responded 430-450 feet. David added that the setback for the IB zone is 35 feet so he would need to move the back bunkers. David also questioned if he had provided a drainage plan especially considering the potential for a hazardous spill with all the equipment he will be parking.
Paul Parker stated that the project narrative needs to be completed and questioned what he planned to do with the waste oil. Mr. Edwards responded that he will have a waste oil furnace.
Hiram Watson asked if there is a distribution of surge shown on the plans and Mr. Edwards pointed it out.
Julie LaBranche stated that section 18-40 of the application needed to be revisited and completed and that she would like to see the site plan expanded to show the entire property. She also asked that the project narrative include the maximum volume of the items that will be stored in the bunkers.
Chairman King recommended that Mr. Edwards seek professional assistance with creating a drainage plan.
Jim Horgan motioned to continue this discussion to June 5, 2007, Don MacVane seconded. Discussion was held and Julie added that Mr. Edwards would need to pay the additional fee for a full review. Motion passed with all in favor.
Chairman King introduced the newly appointed Alternate, Cindy Snowdon to the rest of the Planning Board.
Application for Subdivision of 23 lots By: Governors Road Realty, LLC (Tax Map R1,Lot #1 & 1 - 1); Property located on Governors Road; in the (RR) Rural Residential Zoning District; Presented by Norway Plains Associates, Inc.
Rick Lundborn from Norway Plains Associates presented the proposed 23-lot subdivision. He stated that the subdivision includes an open space on the master lot in the north end and that all the lots will require well and septic. There is also to be 2300 feet of road constructed with the drainage managed with ditch lines. The intention is also to have utility poles within the development with the lines going underground to each individual home.
Julie LaBranche stated that the application is missing the wetlands buffer, contiguous uplands for each lot, soils data, legal documents for the homeowner's association, the regional impact and the building setbacks to be shown for each lot.
Chairman King motioned to accept the application as substantially complete, Paul Parker seconded. Motion passed with all in favor.
Chairman King opened the meeting to the public for comments. Jeff Murray, an abutter to the proposed development, listed the following concerns that he and his neighbors have compiled;
1. the proposed subdivision would be potentially in their backyards, they ask that the Planning Board consider landscaping to hide the construction,
2. the proposed northern entrance off Governor's Rd. may not have the appropriate stopping distance, they would like a traffic evaluation to address the sight distances,
3. they are concerned with the development effecting their wells and would like a hydraulic study to see if the area can maintain all the wells,
4. they would like comments from the Fire Chief concerning the adding of more homes in the area with no cistern,
5. they question if the proposed green space is a true open area for residents to use or if it is just unbuildable,
6. they are concerned that the existing plans don't show the existing tree lines and stone walls,
7. they are concerned that the clearing of the land will impact the amount of traffic heard because of the lack of tree barrier,
8. they would like to see the water run-off redirected so that their run-off does not potentially wash out the new development,
9. they have concerns with the compaction vibration having an impact on their foundations,
10. they would like sidewalks installed for the school children considered,
11. they are concerned with the headlight impact on their existing homes.
Don MacVane motioned to extend the meeting until 10:30pm, Jim Horgan seconded. Motion passed with Joan Funk opposed.
Chairman King cautioned Mr. Lundborn to be prepared to address the concerns of the abutters because the Planning Board would have some of the same concerns.
Paul Parker stated that a school bus shelter with proper lighting would also need to be addressed as well as the signage indicating a private road. Paul questioned how they plan to address the mail. Mr. Lundborn stated that had not thought of that yet but would work on a plan. Chairman King suggested he contact the postmaster for the appropriate placement of mailboxes and to also consider that a sidewalk should be on the opposite side of the road than the mailboxes.
Mr. Lundborn commented that the development is looking to add a cistern as recommended at the Technical Review Committee Meeting.
Jim Horgan motioned to continue this discussion to June 5, 2007, Don MacVane seconded. Motion passed with all in favor.
Julie LaBranche stated she would like to start the third party review for this application, she will seek out three bids. She also stated that the development will need a lot line adjustment for the lot with the current home on it now.
Jim Horgan motioned to adjourn, Joan Funk seconded. Motion passed with all in favor.
Chairman King adjourned the meeting at 10:26pm.
Respectfully Submitted,
Brandy Sanger
Recording Secretary
APPROVED AS AMENDED 06-05-2007
Page 1 of 8; 5th typed line from the bottom; remove the word put and add the word relocate, also after 153 remove the word through and add the word in.
Page 3 of 8; 4th typed line from the top; remove the word stick built.
Page 7 of 8; 2nd typed line from the top; add the word to.
All changes are noted in bold typeface
_____________________________ __________________
Charlie King, Chairman Date
Farmington Planning Board
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