The meeting opened at 7:00 p.m. with members Carrara, Cernota, Halper, Marshall, O’Connell, Rainier and alternate members Morris and Pennoyer present. Minutes of October 24 were read and approved with the following corrections: the word “present” was added to the end of the first sentence and under Mail, 2nd line, the date was changed from 11 to 14.
Mail
· Subdivision plans for Lot 3-5, 82 acres, on County Road owned by the Drucken Miller Trust. Bob will forward the plans to Carol Ogilvie for review and try to schedule a hearing on 12/12.
· Plans for the retracement of lot lines for Elizabeth Jennings. Bob will look into what needs to be done with these.
· Subdivision plans for Lot R7-21 brought in by David O’Hara for Daniel Pratt. Catherine noted that the application was incomplete and needed signatures. We will wait to send the plans to Carol until the proper papers are provided. Mr. O’Hara has been notified of the problem.
· Revised construction plans from Crotched Mountain.
· Letter from Hillsborough County Conservation District on a Farm and Ranch Lands Protection Program.
· The signed appointment confirming Sheldon Pennoyer as an alternate member.
· Selectmen’s minutes from 10/20 and 10/27.
· Notice from the ZBA for a hearing on 11/22 for Alan Easton.
· Request for a Preliminary Conceptual Consultation from the Grants on Lot R2-17 on Sawmill Road.
· Notice of Crisis & Emergency Risk Communication Training on 11/01 or 11/02.
· Notice from Comprehensive Environmental Inc. on Conference to be held 11/16 & 11/17.
· Invoices from Sterling Business Forms for $30, from the Transcript for $54 and from Dave Houston for $70 for a file.
Hearing forAdele Gagnon Hale Site Review
The hearing was held at 7:30 p.m. with all members listed above present. Sheldon sat in for Steve Seigars.
12 mail receipts have been returned. Bob read the procedural rules. The hearing was noticed in the Transcript and Ledger as well as at the Post Office and the Town Office. Adele explained that she was proposing to establish an antiques/collectibles shop in her barn at 22 Slip Road. It would not be open full time but would be a seasonal activity open for a few days a week from 8:00 a.m. to 2:00 p.m. The shop might be open occasionally on a Friday night from 5:00 p.m. to 8:00 p.m. The barn has had new wiring, a new floor and smoke detectors installed. There would be 4 parking spaces for patrons. Adele provided two photos of the proposed parking area to be installed at an angle so that people can back up and drive straight out onto Slip rather than backing
into traffic. For signage, there will be a small sign designating the parking area for her existing tenants. When open, they will put out a removable sign showing where patrons can park. The building has been inspected, and they know that they must add a fire extinguisher and put up a sheet rock wall for fire protection. They have a signage permit from Peter which we copied. Bob read into the record a letter from Carol Ogilvie concerning the plans. Bob also read the minutes of the site walk from 10/22. We had questions about noise and lighting, buffering for neighbors, and what would happen if the shop went from seasonal use to year round use. It was then moved to accept the application. The vote to do so was unanimous.
Bob received a check from Adele for $258.04 which was given to the Selectmen’s representative.
The board had concerns about parking. They agreed that patrons should not back out of the driveway into oncoming traffic. Parking should be well marked so that the neighbors will not have patrons blocking their exit. If lighting should be necessary, it should not annoy the neighbors. Adele said that their personal vehicles can be parked on a strip next to the neighbors to leave more room for patrons and no easements will be needed. The proposed parking area will have a 36’ or 40’ retaining wall. The board asked that it be constructed so that drainage won’t bother the neighbors. Abutters were then given a chance to comment or ask questions. The Ierlans asked that their driveway not be blocked. They were also concerned about snow
removal if the shop should be open in the winter. Neighbors were concerned that if there were more than four patrons, they would be parking along Slip Road. George had a question about the parking sign. Bob went over the checklist to make sure everything was covered. We have three copies of the plan. Adele has requested waivers on certain items. We did not find a plan showing parking for tenants, residents and patrons.
At 8:30 p.m. the public portion of the hearing was closed. Bob read the rules for deliberations. We felt that we need an amended drawing including a barrier for lighting in case this was needed later. A motion was made to approve the site plan for Adele Gagnon Hale to establish an antiques/collectibles shop in the existing 20 X 30 foot barn on 22 Slip Road. Approval is subject to receiving a site plan drawing showing the following items:
· 4 parking spaces for the business with adequate turn-around area
· designated area for snow removal that will not inhibit neighbors access to their property
· location of apartment parking spaces as currently used
· location of parking spaces for main residents
· location of site lighting
· location of signs as described in the letter dated 8/15/05.
The drawing shall reflect the locations as discussed in the hearing and shall include a north arrow and scale. George Rainier was not present at the time of the vote. All other members listed above voted to approve.
Comment on Planning Board’s Duties
Gene Mitchell commented that the planning board did not seem to be following up to see if plans were being followed. We explained that we are just the regulators, not the enforcers. Selectmen should be notified in writing if anyone sees regulations not being followed.
Preliminary Conceptual Consultation with Robert Todd and Lyle Brundige
At 8:50 p.m. we held a preliminary conceptual consultation with Robert Todd, Surveyor, and Lyle Brundige who owns Lot R9-65 located on Mountain and Russell Station roads. Bob read the disclaimer for consultations. Mr. Todd passed out a sketch plan of the 28 acre lot showing where Mr. Brundige would like to build a house and the area he would like to lease to Message Center Management, Inc for a proposed telecommunication facility. Mr. Brundige is entering into a 20 year lease. He wants to get a loan to build his house and needs to show the bank his plans. He has a driveway already on the land which could be used by both parties. Only one structure would be a residence so it should meet our regulations.
Miscellaneous
The ZBA has asked for the planning board’s opinion on the request from Alan Easton for a Special Exception for a driveway entrance. Kevin O’Connell recused himself as a member of the ZBA. John Halper recused himself as an abutter. The plat for the lot he bought shows where the curb cut was and noted that the driveway should be built according to certain specifications. Mr. Easton placed the driveway at another spot and in so doing removed part of a stone wall shown on the plat. The planning board’s comment to the ZBA is that the applicant should comply with the conditions of the approved subdivision dated 2002 and should restore any man-made structures to their former condition (i.e., stone wall and driveway).
The board went over the draft that Kevin made up to be sent to Meridien about incomplete plans.
Bob handed out copies of one section of the Master Plan showing the responsibilities of the Planning Board. He asked that we all read it over and prepare comments. He also has purchased two file cabinets. We still have funds in our budget and we agreed that he should try to pick up map holders. Bob also passed out copies of an article he has written on impact fees for the Spirit. It was suggested that it be titled “Impact Fees” and that he change the last sentence to read that we will be requesting $5,000 to fund the study.
Bob has received some ideas from Peter Hopkins for amendments for March.
George reported on a copy of a letter that Denise French of Bennington received from Upton & Hatfield stating that the group home that Crotched Mt. had purchased in Bennington is exempt from taxes because they are providing governmental services.
Gil Morris passed out information he has gathered on permits issued over the past 20 years.
John Halper passed around a list of home-based businesses from the internet.
The agenda for the 12/12 meeting will be as follows: 7:30 p.m. – Carl Inglestrom; 8:00 p.m. Drucken Miller Trust; 9:00 p.m. – the Grants on Sawmill Road.
The meeting adjourned at 10:45 p.m.
Jean Cernota
Secretary
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