Preliminary Planning Board
Meeting Minutes – May 10, 2010
Minutes recorded by Sharon Rossi
Members present: GMorris, MSteere, JAdams, MBorden, BMarshall, KO’Connell
Meeting opened at 7:02pm. KO’Connell arrived at 7:11pm. GMorris noted that BMarshall is sitting in for JFletcher.
GMorris read the agenda for this evening’s meeting: a 7:15 site plan review for C. Lawton followed by a site plan review for K. Carpenter.
GMorris noted that the Zoning ordinance on cell towers in sec 5.c.1 of the 2010 Zoning Ordinance may be a concern. At issue is whether or not the Planning Board inadvertently made a mistake about allowing a cell tower in the general residence district without a Special Exception from the Board of Adjustment. MSteere said that if we inadvertently left it out, we can put in what we meant. JAdams said more than 120 days away from Town Meeting may prevent the Planning Board from enforcement of changes to the ordinance. KO read: page 569 of the NH Planning and Land Use Regulation handbook: RSA 676.12 - The Building Permits to be Withheld in Certain Cases regulation. GMorris commented that he would check his original proposed zoning ordinance changes to see if the change was typed incorrectly.
MSteere said, “at least 6 months after the Planning Board made the correction - if intent is what we want to do, we can put it in place and can go forward until Town Meeting.” BMarshall said that the Planning Board needs to indicate what we actually meant to do. JAdams recalls a discussion where the Planning Board didn’t want to have it the Special Exception required for the Rural Agricultural District and MSteere also commented that the General Residential District was to be included as well.
JGryval said that the Board of Adjustment had received a request for a variance for a cell tower for 46 Zephyr Lake Road with correspondence from an attorney. JGryval called the attorney and made it clear that the request has to go before the Planning Board before the Zoning Board of Adjustment would even hear the case. GMorris spoke with the attorney (John Springer) today. The attorney is working on getting an application to Planning Board.
MSteere began reading the April 26, 2010 meeting minutes at 7:09 pm. Changes are as follows:
· Line 34 corrected the spelling of Sheldon Pennoyer
· Line 47 added an “s” to the word want: now reads as “wants”
· Line 64 inserted the word “that” after question; reads as “property in question that has been clear-cut”
· Line 95 added “The Planning Board approved and signed the plats for the Trosky’s.”
MSteere motioned that the April 26, 2010 meeting minutes be accepted as amended. KO’Connell seconded the motion. Vote was unanimous.
7:20pm C. Lawton Site Plan Review Application, home based business, 181 Francestown Road
GMorris read the meeting guidelines. GMorris then read the application submitted by C. Lawton which is requesting to have a home based business. GMorris asked the Board if anyone need to disqualify themselves. No response from the Board.
CLawton then explained that this is a home based business which is done via the phone or internet with sales on E-bay. She explained that she would be the only person working in the business. Minimal delivery trucks would be coming to the house, perhaps a delivery truck once in a while. There would be no sign advertising the business.
BMarshall asked that the Board go through the Site Plan application line by line to make sure all the questions were answered.
GMorris read the checklist. All questions are marked NA with the exception of the number of employees which was checked as 1.
MSteere commented that the home based business will operate in a home office and that a site visit is not needed. KO’Connell commented that the business will not change the character of the zoning district. MSteere motioned to accept the application as presented and that a complete site plan review is deemed unnecessary. However, if any changes occur to the business, the applicants will have to come back before Board and that the permit will be terminated upon sale of property. KO’Connell seconded the motion. Vote is unanimous. The Lawtons rendered check #0497 in the amount of $10 to the Board.
7:27 pm ended PCC for Lawtons
7:33 pm –K. Carpenter Site Plan Review Application, home based business, 168 County Road
GMorris asked if any Planning Board member needed to disqualify themselves. No member responded.
KCarpenter said that she now makes goat milk soap and would like to have classes on how to make soap and lotion at her home. Classes would begin in the fall with the class size of about 5-10 people for 2 ½ to 3 hours one or 2 days per month. Preferably classes would be held on Saturday or Sunday during daylight hours. The class size might increase if she adds a cheese making class. The classes would be held in the basement which has 2 exits. She has carbon monoxide and fire alarms in the basement. The driveway is 100 long, 12’ wide and there would be no huge amount of traffic.
KO’Connell asked if the cars will park perpendicular to driveway. She responded, “Yes, there is a gravel area on the side of the driveway to park. MSteere requested that KCarpenter provide a drawing of the parking area so it will be on the record. She responded that she will get the drawing to the Board. KO’Connell asked if she had a walk out basement. She responded, “Yes, with 2 exits.” KO’Connell asked, “Will there be a sign?” KCarpenter responded, “Not at this time, I but will come back in if I do decide to put one up.” GMorris stated, “If you hang a sign, you will have to go to PHopkins.” BMarshall interjected, “Yes, as we have signage ordinances.”
The Board proceeded to request that KCarpenter answer the following checklist items:
· #6 A plot/drawing of the driveway showing the parking areas and to identify the zoning district that property is in.
· #8 Show number of parking spaces and traffic pattern.
· #11 Show snow removal and storage plans.
· #13 Show fire safety plans. GMorris recommended she talk to Loren White and to note on application what he recommended.
· Number of employees on application
JAdams stated that the written application and drawings need to be submitted before the Board approves the request. GMorris stated that KCarpenter may not need to be present when the application is submitted to the Board if there are no further questions from the Board.
This portion of the review concluded at 7:51 pm for the KCarpenter Site Plan Application. This application will be continued at a later meeting.
7:52 pm Mail
1. Received a letter concerning the extension of RSA 485-A:17 Alteration of Terrain Permit WPS-122A for Brooke Leasing and Development. It is a 5 year time extension.
2. Received the newsletter Supply Lines with the Source from NH Dept of Environmental Services.
3. Received SWRPC highlights for April 2010.
4. Received a notice of seminar on May 27, 2010 - “Practical Steps for Planning Community Transportation” being given by LGC.
7:55 pm General Discussion
There were several individuals from the Gould Hill area of town. They were interested in the process and procedures to be followed for the installation of a cell tower in town. GM advised the audience that the Board can talk about generalities only. The Board cannot discuss specifics as there is no application before Board at this time.
GMorris explained that when a Site Plan Review Application comes before the Board and it is deemed complete enough for the Board to invoke jurisdiction, a public hearing would be scheduled and all abutters to the site would be notified by certified mail. He also explained that three public notices would be posted; one at the Town Hall, one at the Post Office and in the local newspaper. Also all towns within a 20 mile radius would be notified by certified mail as cell towers are considered to have a regional impact.
The applicant will come before the Board and explain what they are planning for the site. Once the applicant has presented their plans, the Board will request any information they feel they need for their decision making process. After that is complete, the Board will open the Public Hearing portion of the process. The audience will be allowed to ask questions via the Chairman. If a visual site test is requested, the Board will set a date for the site test and the public is invited.
Visual site test are viewed from different locations in town as was done on a previous cell tower application. Some of the requirements in the zoning ordinance are that the tower can’t be higher than 20’ above the tree canopy around the tower. The ordinance encourages co-locating on towers already present. The ordinance also encourages camouflage if appropriate. Camouflage depends upon the situation. The current zoning ordinance has a fall zone requirement so that if the tower were to fall, it is built to fall in an appropriate area. The plans submitted with the application may be sent out for independent review. GMorris mentioned that there are no towers in town at this time.
It was noted by an audience member that surveyors have surveyed his property without the permission and some trees have been marked. He is now having his property surveyed. GMorris suggested that a letter be sent to the landowner.
It was asked of the Board, “how is a fall zone determined?” GMorris responded, “that it is determined by the height of the tower.”
The Board was then asked what work can be done before a Site Plan Application is approved. The general response was that some trees can be cut and some gravel can be removed to access the site for planning purposes but not for installation purposes. PHopkins should be notified if construction is being done on a property.
GMorris explained the role of the Zoning Board of Adjustment is a level above Planning Board. The ZBA is a ‘check and balance’ for some decisions made by the Planning Board.
The group then wanted to discuss the possibility of aircraft landing in the town. The Board responded that they are constructing an ordinance concerning aircraft taking off and landing in the Town of Greenfield. MSteere advised the audience to check the Town’s website for all information concerning upcoming agendas. GMorris closed the informational segment at 8:47 pm.
KO’Connell noted that the State of NH has passed a law stating that landing a helicopter is an accessory use of the land. KO’Connell will draft an ordinance similar to the Town of Conway, NH ordinance and bring it to the next meeting on May 24. JAdams asked that the ordinance include an industrial overlay by Special Exception.
JAdams will check with LGC about “work force housing.”
KO’Connell read page 26 of the current ordinance concerning camouflage of cell towers.
MSteere motioned to adjourn the meeting at 9:13.
JAdams seconded motion at 9:14 pm.
Vote was unanimous.
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