Greenfield Planning Board
Preliminary Meeting Minutes –
Recorded by Sharon Rossi
April 11, 2011
Members present: GMorris, MSteere, MBorden, BMarshall (alternate), JFletcher, PRenaud, KO’Connell
GMorris called the meeting to order at 7:01 p.m. JFletcher began reading the March 28, 2011 meeting minutes. The following changes were made:
Line 22: changed 2010 to 2011
Line 63: inserted – ‘The following is a tentative schedule for 2012-2021 CIP.’
Line 78: removed the ‘ly’ from the word mostly
Line 116: changed 2010 to 2011
Line 122: inserted – ‘The consensus was to wait until after the public hearing.’
Line 123: removed the word ‘to’
Line 125: reversed the order of the sentence, to read as, “The Board voted to read it and that is it.”
Line 126: inserted ‘to;’ to read as, “We accept new letters but do not have to read the ….”
Line 127: removed the ‘ted’ from the word submitted
Line 139: removed the word ‘would,’ to read as; “I believe that …”
Line 147: inserted the word ‘to,’ to read as; “…be continued to….”
Line 175: inserted the word ‘Park,” to read as; “….with the Mountaineers for Oak Park plans”
Line 177: corrected ‘DWP’ to ‘DPW’
Line 186: inserted the word ‘Start’ at the beginning of the sentence, and changed the word collect to ‘collecting.
MBorden motioned to accept the minutes as amended. MSteere seconded the motion. Vote unanimous in favor carried.
7:21 p.m. Mail Received
1. Received SRossi timesheets (3)
2. Received invoice from Upton & Hatfield, LLP for consultation
3. Received invoice from Ledger Transcript, $36.50 for the Greenfield Corner Properties, LLC Site Plan Review
4. Received CD recording of March 28, 2011 meeting
5. SWRPC brochure on Energy Gathering meeting on April 28, 2011
6. SWRPC Commission Highlights
7. Received notice for NH Office of Energy Conference at Radisson Hotel, Manchester
8. Received Town of Greenfield list of department personnel
9. Received Greenfield Building Permits to date
10. Received Selectmen Meeting Minutes for March 17, 24, and 31, 2011
11. Received MF Hutchins Broadcast Service Inc invoice and report
12. Received letter from PHopkins with regard to the Greenfield Corner Properties LLC, stating that he is comfortable with their plans
7:30 p.m. GMorris said, “This hearing was properly noticed in the paper, but we are unsure if the abutters were properly notified.” After consultation with KO’Connell it was determined that the abutters weren’t notified of the hearing. So we can open this hearing at a later date after re-notification in the paper and certified notifications sent to the abutters.”
GMorris said, “In order to move forward, Mr. Grunbeck would you present the materials that you have as a PCC?” GMitchell asked, “You are presenting material tonight?” GMorris responded “Yes, but we will use this session as a PCC.” GMorris explained to the audience what a PCC is - Preliminary Conceptual Consultation. He stated, “A previous PCC was held regarding this property and the Board felt that there wasn’t any significant changes to the inside of the building, however parking and lighting were an issue.”
GMorris commented that PHopkins and LWhite have been working with BGrunbeck and he read a letter from PHopkins advising of his endorsement of the work being done on the building. PHopkins and LWhite have been working on the Life Safety component of the building.
BGrunbeck thanked LWhite for his coming tonight and support of his project. BGrunbeck said, “I’ve been looking at what is going on in town and wondering what our property could do to work with the town. I looked at plans that were developed by the town in 2002-3 concerning parking and realized there is a lot of parking in this town, especially in the center of town. However, the problem of parking is at the front of the Greenfield property. The Master Plan actually shows a curb with parking delineated away from the building with additional parking at the rear of the building along with the town parking area. There is a total 76 parking spots available in town.”
BGrunbeck said, “My blueprint plan shows 28 spots at the back which is a gravel area that has been built up. I’ve asked the Selectmen if I can build a gravel path to connect the 2 lots and the Selectmen have asked that I reword wording of my request. There is a septic pipe in the back for which I will have to get permission from Selectmen to build a bridge/walkway over the pipe. There are 24 slots located in the small parking area just beyond the garage in town. There are 6 slots are across from the larger building with 8 slots out front on Slip Road. I believe I’ve addressed the concerns the Board expressed at the previous PCC about traffic getting around the corner. A curb will be installed along the Forest Road side of the building giving a better pedestrian walkway and handicapped accessibility will be
gained.
As for lighting, we will be continuing with the type of lamp that the town has installed. The Board asked that I maximize every spot I could which I have. The rear parking lot is for the tenants and will have one light on the building. The front is primarily for visitors to the shops and restaurant and will have two lights on the porch of the main building with additional lighting on the extension. With proper signage in the front and back of the building, we will control the flow pretty well. Access to building, offices, and restaurant will be available at the rear of the building with a walkway to the front. In working with LWhite and PHopkins, I will install a sprinkler system throughout the entire building and the exterior fire escape will be removed. Wood siding will go back on the building, but we
are not fully restoring this structure. We are trying to bring the building back to the original state as is possible."
BMarshall asked, “Is there parking on the east side of Slip Rd?” BGrunbeck responded, “The Selectmen do not want parking on the east side.” BMarshall asked, “Is the parking lot for the tenants lit?” BGrunbeck responded, “There are three lights in the back now and an additional light will be installed.” BMarshall asked, “How long is the walkway from the back to front of the building?” BGrunbeck responded, “150 to 200 feet.”
RWimpory asked, “How many seats in the restaurant?" BGrunbeck responded, “Fifty seats as that is what the septic system is designed for.” GMitchell commented, “The state will determine how many seats based on parking.” BGrunbeck said the square footage of the restaurant is 1600 feet. Life Safety will create a firewall from top to bottom of the building. At present there are 13 bedrooms in the rentals with 7 parking slots at 10’ wide on gravel at the rear of the building. We have tenants that park down at the town lot on Forest Rd during the winter months.
GRainier said, “The island you see there on the blueprint would not be drive over curbing. It would be hash marks because DOT has a problem with the width of Slip Road and would restrict the width of the parking slots.
JHalper asked, “In the larger parking area in the back, how many spots are there and where is the access?” BGrunbeck stated that access is off of Depot Street and the Harvest Market’s parking area. GMorris commented, “The accesses are town owned.”
GRainier asked, “Will there be lightning near the corner of the municipal property? Will it be on the back of the building? Also there is a brook that flows parallel to the municipal lot and does it go into a culvert?" BGrunbeck said, “The culvert opens about 30’ in the back. I will moderate the flow of the culvert as I’ve heard that it can get a very heavy flow. The additional light I will be installing will be a downward glow and should light some of the municipal lot. I have promised the Selectmen, that I will do whatever I can to stay within the town regulations.”
RWimpory commented from the town perspective he wants to make sure the town isn’t on the hook for liability issues, such as falls, when people parked in the back in the public parking area. RWimpory also stated, “Enforcement is the key to making sure that tenants park where they are supposed to.”
GAustin said, “As a resident of town (we moved in before the previous restaurant closed), I want to thank you for doing the renovation/restoration of this building.” GMitchell said, “I’ve had no social life since the restaurant closed, but to follow-up with what GRainier said, you should put a higher curb in.” BGrunbeck said that he was going to put a light in the middle of the curbing. It was suggested that it be a breakaway base, as someone will hit it.
GMitchell said that BGrunbeck should have some consideration on the flow of water when the curb is put in. BGrunbeck responded that they are removing a drainage pipe and they are putting a new catch basis. The drainage has been fixed, but the grading has not been done yet.
GRainier asked, “Show us where the property line is on Slip Rd?” BGrunbeck said, “There was a problem with the tax deed as this parcel was separated into 3 sections, but it had been fixed.” BGrunbeck has asked the Selectmen to consolidate a small parcel into the property as well. BMarshall commented, “I’m not convinced that people are going to park down from the Harvester parking lot and the town lot on the east side of Forest Rd, I don’t think those 24 spaces will be viable at the back of the building. I couldn’t support that at this time.” GMorris asked, “What about the Meeting House lot? That is a shorter distance and people could use that location to park to go to the restaurant.”
GMitchell asked, “What is the town ordinance concerning the parking for residences?” GMorris responded the town ordinance doesn’t have one. MBorden responded that it is only identified in the nonresidential section of the ordinance. GMorris asked, “Does the Board have any recommendations for BGrunbeck for when he returns for the public hearing.” JFletcher asked that he’d like see a drawing of the pathway between the buildings. BGrunbeck responded, “That information is in the small packet I handed to you.” MSteere said, “Make sure to put all lightning in the drawings.”
RWimpory asked, “Is everyone notified of the hearing, especially those who would be impacted but who aren’t abutters? MSteere responded, “No they don’t meet the requirement as an abutter.”
At 8:39p.m. GMorris asked BGrunbeck to get the mailing labels for the abutters to the office so the notices can go out in time for the May 9, 2011 hearing at 7:30 p.m. The PCC was closed.
At 8:58 p.m. GMorris handed out the CIP Excel worksheets. One sheet is to take down the detail and the second sheet is to summarize the information.
GMorris gave an explanation of CIP booklet. MSteere asked GMorris to check with the Selectmen if it is appropriate to have a public hearing on the CIP when there is no change. GMorris will schedule a meeting with Selectmen to file the CIP with them.
MSteere explained the differences between the two excel worksheets. He will have the 3% rate formulated into the inflation column.
GMorris said he like to work towards a transition time with the next Chairman as he will be stepping down as down as a member of the PB.
BMarshall said he would be interested in becoming an active member of the Board and would be happy to fill the Chairman’s seat, but he feels that GMorris should stay on until the cell tower decision is made.
At 9:42 p.m. PRenaud motioned to adjourn the meeting. JFletcher seconded the motion. Vote in favor carried.
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