Greenfield Planning Board Minutes
June 7, 2006
Members Present: Chairman Carrara, O’Connell, Borden, Fletcher, Rainier, alternate Steere and alternate Pennoyer. Alternate Pennoyer sat in for member Halper.
The meeting opened at 7:03 pm.
Minutes of 6-26-06: Minutes were read and accepted at 7:10 pm with the following change:
Mitchell-Grant subdivision - Change minutes to read “contingent upon the following items” instead of “with”.
Chairman Carrara reviewed the evening’s agenda.
7:15 - Landmark, Major Subdivision, Russell Station Road and Gulf Road
The purpose was for the applicant to present the application to the Board and for the Board to reviewed the application and vote on whether to accept it or not. No member disqualified themselves from the hearing and Corresponding Secretary O’Connell commented on the proper notification of the event. Attorney Dan Norris requested and received permission to record the proceedings.
Ron Bourcier of H.L. Turner Group Inc. began his presentation at 7:21 and presented a check for $100 to the Board for Carol Ogilvie’s fee. Mr. Bourcier presented the layout of the project. Plans include access to the project from Russell Station Road and Gulf Road. Chairman Carrara reviewed the fees and stated that all fees had been paid; the total amount was $1,181.32. Chairman Carrara then read Ms. Ogilvie’s summary of her review of the application.
Alternate Steere asked about the ZBA review of the plan for special exception. Chairman Carrara read the minutes of the ZBA meeting date June 6, 2006.
Member Fletcher asked if the area is completely in the General Residence District. Member O’Connell responded that it is completely in the Rural/Agricultural District.
Attorney Norris responded to a question about access to the property from member Pennoyer. Norris stated they have access already through Russell Station Road. Member Pennoyer questioned that the applicant believes that the logging gives access to put in a subdivision road. Norris responded that they believe it does.
Member Fletcher states that she believes there are 2 issues:
Access from Russell Station Road via the logging road was denied by the ZBA.
The density of units in the application. She questioned if 32 units are allowed; her rough calculation of the allowable density, including the 20% bonus, is no more than 20 units under Section 9 Par A-1.
Attorney Norris requested that the board complete the checklist and give them a complete list of what is actually needed.
Member Pennoyer asked Norris if they have other plans that consider less density. Bourcier responded about meeting with a previous Planning Board to get density information. They believe they are creating 16 building lots that can contain either single or duplex dwellings. Member Pennoyer responded that the Open Space Ordinance states that you can have 16 units, which can be comprised of both single family homes and duplexes.
Member Rainier asked that Carol’s checklist be reviewed to identify her deficiencies and Alternate Steere read her checklist.
Member Fletcher asked about the DES Alteration of Terrain Permit and whether the Board should accept the application before the approval of permit.
Bourcier mentioned that access on Gulf Road is through an easement via a property swap. Member Pennoyer commented that if this is the only access, then it is a dead end road and cannot have a length greater than 600 feet as stated in our regulations. The classification of the Gulf Road access was questioned. Stewart responded that Gulf Road is still class V at the point where they want to access.
Member Pennoyer said that on sheet 2, the station points indicate that the dead end roads would be 1600 feet and a maximum of 600 feet is allowed. Norris responded that they want to create a road that meets town’s requirements. He also stated that they already have access via Russell Station Road. Chairman Carrara responded that the Board believes they don’t due to the previous ZBA decision.
Member Fletcher also mentioned that they need to clarify the public benefit to obtain the 20% density bonus.
Alternate Pennoyer made a motion to deny acceptance of the application for a proposed development on Russell Station Road and Gulf Road submitted by the Turner Group and Landmark Development as shown on the drawing dated June 9, 2006 for the following reasons:
Access from Russell Station Road has been denied by ZBA case 06-3 on June 6, 2006. Therefore the planning board must assume that it does not exist.
Assuming one point of access off of the Class V portion of Gulf Road creates a dead end road that greatly exceeds the subdivision regulation of 600 feet.
The Planning Board feels that the application’s dwelling unit count of 32 is much greater than what is allowed in the Open Space Development Ordinance.
The applicant has not shown the benefits of the open space and its relationship to the development.
The proposed development does not comply with Section 9, Paragraph F.1 of the Zoning Ordinance.
The motion was seconded and passed unanimously. The application was not accepted.
8:48 pm Deliberation, Minor Subdivision, Mathewson, Muzzy Hill Road
A letter from Fernald, Taft, Falby & Little concerning the application was presented to the Board.
The minutes pertaining to the subdivision from June 12, 2006 Planning Board meeting were read to refresh the board as to the previous issues. Deficiencies that were identified in the June 12, 2006 Planning Board minutes were reviewed.
After much discussion, the Planning Board then requested the following clarifications:
Delineation of the wetlands and the wetlands buffers.
If any part of the common driveway is in a wetland or a wetland buffer, the applicant would need a special exception from the ZBA for the incursion.
Wetlands scientist stamp on the plat.
Proposed easement to be sent to the Town’s Counsel for review.
A discussion was started regarding how the board members felt regarding the common driveway encroaching on the buffer and what recommendation the board might make to the ZBA if asked.
Chairman Carrara requested if the applicant was willing to continue deliberations for 30 days beyond the 65 day limit for approval or disapproval of the application. The applicant responded that they would allow the application to extend 30 days beyond the 65 day limit. The deliberation is scheduled to continue at the July 24, 2006 meeting at 7:30 pm
10:14 pm Driveways, Director of DPW
The Director of DPW, Duffy Fox stated that in order to assist the Code Enforcement Officer beyond the edge of the right-away, for a driveway, the DPW needs authority from the Planning Board.
Member Pennoyer made a motion to give the Director of DPW or their designee authority to inspect existing and new driveways and act in accordance with RSA 236:13. The motion was seconded and passed unanimously.
Meeting adjourned at 10:40
Submitted By Gil Morris
Member, Planning Board
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