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JACKSON PLANNING BOARD
MINUTES – March 10, 2016 – REGULAR MEETING & PUBLIC HEARINGS
- UNOFFICIAL UNTIL APPROVED
Call to Order: The meeting was called to order at 4:33 pm by Dick Bennett, Chair; the meeting was called at this hour to avoid any overlap with Town Meeting, scheduled for 7 PM. Attending were: Members Dick Bennett, Scott Badger, Sarah Kimball, John Allen, and Betsey Harding. Dick announced that all would be voting. In the audience were: Sean Doucette, Margaret & Daniel Nadeau, Trevor Limmer, Ruby Bennett, Kevin Bennett (Town Building Inspector), Burke York (of York Land Services), and videographer Hank Benesh (who was filming the proceedings).
Minutes of February 11: Scott moved, and Sarah seconded, acceptance of the minutes, and all approved.
Preliminary Design Review for Subdivision for Condominiums: Map R14, Lot 5; Owner: Olde Jackson Village, Inc. Jim Rines of White Mountain Engineering & Survey had presented a conceptual plan last July, and then had come in for a Boundary Line Adjustment last November to allow the owner to make some improvements. Now the owner offers a full preliminary design plan to illustrate changes hoped for on the full parcel (the parcel is 63.4 acres, with 2,240 feet along the Ellis River). Three zoning districts apply: Village District, Rural Residential District, and River Conservation District. At present, there are14 residential units in the property at the top of the plat; some commercial structures in the middle area of 26.5 acres, where Nestlenook Inn had been before the fire; and an area of 5.6 acres at the lower part of the plat.
With the proposed plan, the indicated boundary lines are actually Condominium Unit Boundaries, separating the three parcels into nine different ownerships: at “Victorian Village” 7 three-bedroom condominiums will be converted from 14 rental units into townhouse-style; one commercial condominium which would contain the trails, pond, and occasional existing buildings suitable to tourist and recreational usage; and one residential condominium to consist of the lower 5.6 acre parcel. Mr. Rines indicated that there are no plans for additional buildings by the current owner within the commercial area, although he acknowledged that they may be requested in the future, through the Building Permit process. Mr. Rines indicated that a waiver would be requested in order to not do an intensive soils survey on lands at the height of land, where no development is proposed. Sarah commented that GIS maps might provide at least approximate topo lines for that area. In addition, Mr. Rines
indicated that both a High Intensity Soils Study and a Wetlands Delineation were performed in 2006, and he hopes that those studies will suffice for the Condominium proposal. The existing septic system meets requirements for the Victorian Village portion. Dinsmore Road was accepted as a Town Road on March 12, 1963; in 1982, the Town received a deed for the road.
The Public Hearing was opened. Dan Nadeau, an owner of lots 11 and 12, inquired about requirements of the River Conservation District, as they would apply to the single residential structure planned for the lower part of the property. After explaining the restrictions, Mr. Rines stated that there are presently no plans for construction at that lot; it will be offered for sale. Kevin Bennett asked about a building that is not part of this proposal, indicating that it was not built according to plans; Board members commented that that problem seems to be an issue for the Selectmen. The 7 condominium units at the top of the plan will need As-Builts, according to RSA 356 B. The Board inquired about the Ellis River following Hurricane Irene; Mr. Rines said it currently flows within the same banks as prior to the storm. Board members concurred
that no other issues are apparent at this time.
Boundary Line Adjustment for Map R31, lots 5, 17, and 19; Owners Trevor Limmer & Ruby Bennett of Heard Road (Lot 5), and Glenn & Patricia Ashworth of Rogers Location Road (Lots 17 & 19). Burke York presented the planned Boundary Line Adjustment. Dick read the checklist to verify compliance with the Board’s requirements. There is no 911 address yet; the abutter list was verified; acreage both before and after is included; there are no deed restrictions. Mr. York requested a waiver for several items on our Checklist: because of the very large parcels for which existing development is not located within 200 feet of this parcel, some data seems unnecessary to research; waivers are requested for #16: soils sizing of lots 17 and 19; #18: existing buildings are shown as known; #20: existing water supplies of area properties;
#21: septic systems of area properties. Board members agreed that those details seem unnecessary for this proposal. The Public Hearing was opened for comment. Hearing none, Scott moved and Betsey seconded acceptance of the application as complete. Then Scott moved approval of the proposal with the waivers as requested, and Sarah seconded the motion. All approved.
Other Business: Dick announced that there will be a DOT Public Information meeting at the Jackson Town Offices regarding the bridge over Route 16 at the Ellis River. DOT is seeking public input.
Continued Review of Master Plan: Copies of the changes compiled by Sarah were distributed; we continued discussion of desirable changes. At the part about reducing non-conformity, we chose wording: Review town ordinances to allow for reasonable improvements of non-conforming properties. We also indicated need to:
- Examine current regulations to determine if some may result in hazardous conditions.
Examine benefits and detriments to requiring Site Plan Review.
- Examine benefits and detriments for regulations on developing in areas of sensitive terrain.
The meeting was adjourned at 6:22 PM.
Respectfully submitted,
Betsey Harding
(Note: an audio-visual record of the meeting may be found on Jacksonflicks.com)
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