Greenfield Planning Board
Monday September 24, 2007
Minutes recorded by Joe Trudeau
Members Present: Chairman Carrara, Halper, Morris, Mitchell, O’Connell, Borden, Adams, and Fletcher.
Carrara called the meeting to order at 7:00 pm.
Halper read aloud the minutes from September 10, 2007. Halper moved to approve the minutes as read. Morris seconded the motion. The Board voted unanimously in favor of approving the minutes as read.
Hopkins said the driveway ordinance is not practicable. A builder will not spend the money and put in a driveway without knowing they’ll get a building permit. He feels it’s putting the cart before the horse. The Board is working on a change that will break the ordinance out into regulations for stand alone lots as well as for a subdivision. Carrara is most concerned about assuring that access is safe for trucks and traffic during the construction phase. Mitchell felt that the towns’ enforcement should not go beyond the access interface. Halper disagreed. Mitchell said that the state requires access to be done before any building.
Mail:
1) Office of Energy and Planning CIP update
2) SRPC 10 year transportation update
3) email from CEI regarding Mitchell OSD
4) Building permits list from CEO Hopkins
5) UNH Coop Extension “Landscaping at the Waters Edge” pamphlet
6) “Junkyard Licensing” from LGC.
7) LGC 66th annual conference information
8) Board of Selectmen minutes from September 4, 2007
Macalaster Subdivision on Miner Road
Carrara called the agenda item Andrew S. MacAlaster Trust to order at 7:32. Fletcher disqualified himself because he is an abutter. Carrara designated Mitchell to take Fletcher‘s place. Carrara reviewed the rules of the building and the procedures to be followed. O’Connell had properly posted the meeting at town offices, P.O. and in the Ledger.
Mr. MacAlaster presented to the Board. The family lot has a vacant house in the center. The proposal is to divide the lot into three lots. The house would be on the middle lot, and the two side lots would stay in the family. Someone is considering buying the house and a separate lot and wishes to close on October 2.
Carrara calculated the fees. MacAlaster will pay at the next meeting. Carrara read a letter from Carol Ogilvie dated September 9th. The Board went through the checklist. The application has the following deficiencies:
1) Need to resolve soil scientist stamp issue
2) All abutters buildings and driveways within 100 feet may not be shown
3) Upland and wetlands acreages
4) Widths of streets
5) Direction of flow indicators
6) Culvert locations
7) Watershed areas
8) Zoning district border near New Boston Road
9) DPW signature block
10) Lot numbers must be verified with Catherine Shaw
11) Martin C. Smith subdivision on Forest, County, and Old Bennington Road. The application has been officially submitted.
Carrara opened up discussion to the Board. Morris was concerned that the westernmost lot would not be large enough to fit a house, septic, and well. O’Connell moved to accept the application. Seconded by Mitchell. All members voted unanimously to accept the application. Macalister asked if he could eliminate the 14 acre lot west of the existing house that the potential buyer wants to buy with the house. It would be better to just divide the entire lot into two instead of three lots. The applicant wants to combine lots one and two for a total acreage of 19+ acres. The surveyor representing Mr. MacAlaster asked if the whole wetland needs to be delineated on the large lot or just within a certain distance of the septic. The Board asked that the plat have a soil scientist
stamp and a statement from the scientist assuring that the lot has sufficient upland. Carrara opened the public hearing at 8:23 pm. O’Connell moved to accept the proposed amendment by Mr. MacAlaster, that lots one and two will be joined thus making the proposal a two lot subdivision. The motion was seconded and all members voted unanimously to accept it. Sheldon Pennoyer (public) suggested the Board keep it simple and not require excessive engineering. Todd Smith (public) suggested the Board provide more detailed abutter notices that give the abutter a better idea what the details of the subdivision are. The follow up meeting for this item was scheduled for October 8, 2007 at 8:30pm. Carrara will email the deficiencies to the surveyor. The hearing will be continued.
Mitchell subdivision on Sawmill Road
Mitchell disqualified himself from the Board because he is the applicant. Fletcher returned to the discussion. Carrara brought the item to order at 8:47. O’Connell properly notified the agenda item to abutters and in the Ledger, the P.O. and town office. Nate Chamberlain presented the Open Space Proposal. A 4,600’ loop road would access the 28 clustered lots on the 62.3 acres of net developable area. Three Open Space Lots totaling 41 acres surround the clustered building lots. After steep slope and wetland deductions 28 acres of net developable area are reserved as open space. Three detention basins would gather storm water. A cistern was proposed for holding water for fire fighting.
Sheldon Pennoyer (public) made a point that Mitchell should not sit at the table since he is not a Board member during this discussion. The Board discussed the acreages of open space lands and lots. O’Connell stressed the towns legal standing that there is a 75’ wetland setback that must be removed from the net developable area. The Board debated counting the road as part of the open space. In this instance the Board decided the road would count as common or public land as part of open space. Chamberlain explained that by increasing wetland setback to 75’ will essentially decrease the amount of open space land because the required percent will be a fraction of a lesser net developable area. CEO Hopkins suggested that before a Mylar is accepted the fire department and
highway department should review the plan. He added that the Board should require this review for all subdivisions. Mitchell will pay the fees totaling $1952 the next day.
Carrara read the comments of Carol Ogilvie. The Board reviewed the checklist. The application has the following deficiencies:
1) The purpose statement should be changed to reflect the number of building lots, open space lots, and that the project is an Open Space Development.
2) All abutters lots need to be confirmed
3) Upland and wetland acreages for each lot should be added
4) Lot numbers are listed as R-2 and should be R2
5) Lots should be numbered correctly
6) Statement of Compliance to Zoning Ordinances needs to specify that the application complies with all applicable ordinances and subdivision regulations for the town of Greenfield
7) The Board needs a statement of the developers intended dwelling units to properly calculate the necessary lot size. The Board asked for a deed restriction because it is clearer.
8) Proposed road name
Carrara felt that the Board may want to review the OSD ordinances because he felt that there are still open doors for abuse of the policies and poorly planned developments that still meet the requirements. Carrara added that he shared concern with Sheldon Pennoyer about the thin peripheral strip of Open Space around the edge. O’Connell moved to accept the application for Sawmill Estates on Sawmill Road as presented by Gene and Gwynne Mitchell. Motion was seconded. All members voted unanimously in favor.
Carrara opened the public hearing at 10:57 pm. Pennoyer asked who would own the Open Space. He added that the Monadnock Conservancy would not want to deal with the easement on the Open Space because it has little conservation value. Chamberlain responded that there was no intent to convey ownership to a third party.
The hearing will be continued.
Carrara read a letter from CEI regarding storm water management. Mitchell stated that he wants to check if a smaller firm would cost less and do the same job. Carrara felt it was important to find the right person since future OSD projects may require similar outside consultation. Chamberlain suggested Dennis Labombard as a better fit for this project.
Trudeau informed the Board that he will no longer be the minute taker due to conflict with night classes.
O’Connell reviewed legal issue regarding non-public meetings and other issues.
Meeting adjourned at 11:23pm
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