Preliminary Planning Board
Meeting Minutes – October 11, 2010
Minutes recorded by Sharon Rossi
Members present: GMorris, MSteere, BMarshall (Sitting in for MBorden), JFletcher, KO’Connell arriving at 8:00 pm
Audience members: PRenaud, SChicoine, EAnderson, GMitchell arriving at 8:20 pm
1. Received from PRenaud a recording of the September 27th meeting
2. Received from our lawyer additional legal fees for Chandler subdivision
3. Letter from SChicoine to amend the September 27th meeting minutes
4. Received from MFHutchins Broadcast Service bill for reviewing AT&T application and attending the September 27th meeting. Total due approximately $4,000
5. Received a copy of the release agreement holding the Town of Greenfield harmless to acquisition of triangle of land on Gould Hill by HChandler.
6. Received a copy of a letter to Hillsboro County Registry of Deeds for the voluntary merger of triangle of land to Chandler property
7. Received a letter from Samuel Tamposi,Jr regarding the covenants for Longwood Estates, on Gould Hill. Letter is on file.
8. Received SWRPC highlights for Sept 2010
9. Received LGC publications catalog Fall 2010
10. LGC 69th annual conference notice
11. Received Planning & Zoning conference notice
12. Received the Selectmen’s meeting minutes for September 23, 2010
13. Received building permit list to date
14. Received a workforce housing guidebook from SWRPC
Minutes:
7:08 pm GMorris began the review of the September 27, 2010 meeting minutes. At 7:25 pm. MSteere continued the reading of the minutes.
The following changes were made to the September 27, 2010 meeting minutes:
Line 38: added “MBorden seconded motion.”
Line 81: added a question mark and closed quote marks; to read as, “…safe from radio frequencies?”
Line 97: added open quote marks at the beginning of the sentence as well as closed quote marks at the end of the sentence
Line 103: added closed quote marks at the end of the sentence
Line 110: added a question mark and closed quotes at the end of the sentence; to read as, “…can the tower go higher?”
Line 117: changed sentence to read; “…asked if the lowest co-location on the tower could use lower frequencies…”
Line 118: added the following sentence; KO’Connell asked what are the frequencies used in the area that covers the town? KBreuer responded 2 at 1.4 GHz and 4 at 700 MHz.
Line 125: removed second ‘that’ from the sentence; to read as, “to be so high that…”
Line 159: added the word ‘do’ and ‘in’ to sentence, to read as “…how do we know that they stay within the boundaries of the permit?
Line 180: changed Forest Rd to Sawmill Rd
Line 222: amended sentence to read; “… so about 10% of his reviews don’t get through unscathed where I’m having a real problem with the height.”
Line 243: removed all in favor, the motion passed; to read as “JFletcher voted in the negative; KO’Connell abstained, JAdams, MBorden, MSteere voted in the affirmative.
7:50 pm JFletcher motioned to accept the September 27 meeting minutes as amended. MSteere seconded the motion. All in favor. GMorris abstained. Motion carried.
A letter from SChicoine was read into record for changing line 222 to read “so probably about 10% of the reviews I do don’t get through unscathed, where I’m having a real problem with the height.”
Ground/Surface Water Protection Ordinance:
BMarshall reported that Pierce Rygord of the Department of Environment Services and Lisa Murphy,SWRPC rep would like to have a joint meeting rather than 2 separate meetings. He feels that people want to know what is going on in their town rather than an overview of what is going on in the state. PRygord would start the presentation then the opportunity to get all their questions answered at once. BMarshall has discussed a date with both representatives and the best date would be 11/1. This date will allow follow-up time for further meetings later in November and December. Nov 1, 2010 at 6:30 pm will be the first informational joint meeting. BMarshall and GMorris, after tonight’s meeting, will write the notice for the local paper to be advertised on Tues, October 26th and Thurs October 28th. BMarshall will facilitate the meeting.
BMarshall asked that members of Planning Board to review the ordinance before the meeting.
Institutional Zone:
GMorris met with CMRC on Friday, October 8th. GMorris feels that creating a special zone for CMRC, such as what Peterborough did for MCH will be beneficial for all concerned. GMorris handed out a copy of the zoning ordinance that Peterborough adopted for MCH as a guide for CMRC new zone.
Currently CMRC has permitted uses that are hospital, housing for staffing and residents, a daycare center, offices, a small business creating adaptive equipment, recreational facilities, and a future camping area in the Francestown part of their property. There is sustainable forestry and timber logging areas surrounding the facility. Also the accessory uses are utilities, co-generation, a waste water treatment plant, antennae, and a possible cell tower
GMorris said that a determination for a minimum lot requirement for housing still needs to be discussed. GMorris will be meeting with them in another week or two to hammer out the specifics.
GMorris said that by creating this zoning ordinance it will reduce the amount of time CMRC spends going before the ZBA for the different variances. BMarshall said we need to create a special zone for CMRC that fits them with what requirements we deem should be in the ordinance.
GMorris is also working with them to develop a plan where they can do cluster housing, all within the top of the mountain. This zone will be unique to only CMRC, not Lyris or any other foundation in the town.
BMarshall said that CMRC is a unique facility with unique requirements. KO’Connell suggested that we designate an institutional zone and then select what areas will be included in this zone. MSteere said that if you have 2 different institutions then consistency within the ordinance is required, and then address each institution on an individual basis. BMarshall commented that we also must make sure that we promote the Master Plan goals within the new zone requirements. MSteere feels that we need to list other locations that may come in the institutional zone as well.
GMorris said that BHarris Conference, Brantwood Camp, Ploughshare/Lyris, is the only three institutional areas in Greenfield they are aware of at this time.
GMorris will be meeting with CMRC and will come up with a final draft. BMarshall asks that Carol Ogilvie look it over.
Capital Improvement Plan:
GMorris asked the Board to complete the Capital Improvement survey and to please get information to him as soon as possible.
Zypher Lake Road Cell Tower Application:
On hiring consultants, GMorris said that MHutchins would be asked to review our ordinance and review the town for potential optimal sites. If he is identifies sites and makes recommendations to cover co-locations for the 6 licenses carriers, there would be two different contracts. EAnderson asked if there will be a statement of work on what exactly we are looking for and would this statement of work be going out as a competitive bid? SChicoine feels that MHutchins is not an independent consultant, but an advocate for the telecommunications industry.
MSteere asked that GMorris go to the selectmen to make sure that we can hire someone to find cell tower sites because we have never done that before with the PB budget and isn’t sure it is in our realm.
GMorris feels that the more information is needed for the cell tower application: what will be the impact on the wetlands and groundwater drain, and the impact on property values. The board needs to get someone to look at it, maybe the town’s appraiser.
BMarshall questions how do you get valid information on property values? MSteere asked if the information comes from another town’s values; is it done from the prospective from another town that has had cell towers erected in their town? GMorris asked is their value going to drop if this cell tower erected. PRenaud asked that the Board consider the possibility of one or more cell tower on a property or surrounding area what the evaluation of the property will be?
JFletcher said there should be discussion about the noise effect and are we going to require a noise study?
Sawmill Road Cell Tower:
GMorris said that Top of the World cell tower application hasn’t been signed yet as he is waiting for a note from ZBA telling the Planning Board what they have decided; whether the ZBA is further pursuing the court decision or not.
Proposed Zoning Changes:
GMorris asked that Board to bring any proposed changes for town meeting. A subcommittee will be formed to discuss helicopter ordinance. The committee will include Gould Hill residents and GMorris who will meet at 6 pm 10/15 to draft a new ordinance.
SMcDonough’s site plan review application for a taxi and errand service:
SMcDonough needs to have address on form. The $10 application fee has been paid. She included her qualifications. MSteere said that this appears to be a “phone operation,” so no site review is needed. KO’Connell said that there would be no foot traffic, no employees, and no business at site. BMarshall asked if she lives at CMRC in a dorm room, does she have permission from CMRC? GMorris said that we can make that as a condition, a letter from CMRC allowing her to run this business out of her room. If CMRC doesn’t give her this letter, then we can’t approve this.
MSteere motioned that it will be unnecessary to have site plan review based on the current application, however, if she adds employees, changes the number of vehicles, changes type of vehicle, makes any changes in scope of the business, or makes any change beyond the conventional taxi, or doesn’t have a letter from CMRC allowing her to run this business out of her room, we can’t approve this.
KO’Connell seconded the motion. Vote called, JFletcher voted no, BMarshall, KO’Connell, and MSteere voted yes. Motion carried.
Minutes Readdressed:
KO’Connell asked that line 117 in the September 27, 2010 meeting minutes be changed to, “KO’Connell asked what are the frequencies used in the area that covers the town?” KBreuer responded 2 at 1.4 GHz and 4 at 700 MHz.
GMorris called for a motion to re-amend the first motion. MSteere motioned to further amend the September 27, 2010 meeting minutes to include the above changes. BMarshall seconded the motion. Vote called. Motion carried.
General Discussion:
GMitchell asked, “Do the employees that live at the CMRC have a lease? You could be getting into a situation where legality could be questioned. Also the decision on the AT&T court case with judge stating that cell tower is to provide coverage for blank spots on Route 31, is an out and out lie.
9:07 MSteere motioned to adjourn. JFletcher seconded. All in favor. The motion carried.
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