The meeting was called to order at 7:00 p.m. by Chairman Peter Hogan. Present were regular members James Nordstrom, and Bob Furey; ex-officio Gordon Carlstrom; and, alternate Don Duhaime. Also present were Planning Coordinator Nicola Strong, Planning Board Assistant Michele Brown, and Recording Clerk Suzanne O’Brien.
Present in the audience, for all or part of the meeting, were Andrew Prolman, Esq., Joseph Swiezynski, Brian Holt, Jeff Kevan, PE, Rick Kohler, Daniel and Carol Towne, John Greenwood, Frank and Sue Ellen Billeci, Christine Quirk, Brandy Mitroff and Jay Marden.
13-15 HOPKINS ROAD, INC. Adjourned from 07/13/04
Public Hearing
Major Subdivision/9 Lots
Location: Hopkins and Salisbury Roads
Tax Map/Lot #13/15
Residential-Agricultural “R-A” District
The Chairman read the public hearing notice. Present in the audience were Andrew Prolman, Esq., and the applicant Joseph Swiezynski. No abutters were present.
Attorney Prolman stated that the applicant was at the same point in the application as at the last meeting where all submissions had been made by the applicant and Bob Todd, LLS, with reviews of the legal documents still pending. He added that they had recently learned Dufresne-Henry, Inc.’s cost estimate was $1,600.00 and asked if the application could proceed pending that review as it was a straightforward and simple plan. The Chairman explained that the Board would prefer to wait for review comments from the Town Engineer before continuing with the application. The Planning Board Assistant stated that September 14, 2004, was the next available hearing date. Andy Prolman, Esq., asked if the applicant could be included in the August 24,
2004, meeting as the hearing should not take more than ten minutes to complete and most of the work on the application was already done. The Planning Board Assistant said that comments from Town Counsel and the Town Engineer were still pending. James Nordstrom saw no issues with a conditional approval other than the fact that several different figures were required for insertion within the motion such as bond estimates for construction and construction administration fees. He added that to leave these amounts as “to be determined” within the motion would be too open-ended.
Joseph Swiezynski noted that Bob Todd, LLS, had already submitted the road bond estimate. James Nordstrom replied that the Board had seen copies of the road bond estimate but still required the estimate to be reviewed by Dufresne-Henry, Inc. He added that Dufresne-Henry, Inc., may deem the estimate as acceptable but would prefer to adjourn to another meeting rather than issue an approval with an undisclosed amount. The Chairman added that this would afford Dufresne-Henry, Inc., ample time for their review should any issues arise in the interim. Attorney Prolman stated that was a fair assessment. The Chairman added that this emphasized the purpose of the Town Engineer’s job to thoroughly review plans for issues that might otherwise go
unnoticed.
James Nordstrom MOVED to adjourn the application of 13-15 Hopkins Road, Inc.,
13-15 HOPKINS ROAD, INC., cont.
Major Subdivision, 9 Lots, Tax Map/Lot #13/15, Hopkins and Salisbury Roads, to August 24, 2004, at 9:00 p.m. Bob Furey seconded the motion and it PASSED unanimously.
MISCELLANEOUS BUSINESS AND CORRESPONDENCE FOR THE MEETING OF JULY 27, 2004
1. Approval of the minutes of July 13, 2004, with or without changes. (Distributed at the July 27, 2004 meeting.)
James Nordstrom MOVED to approve the minutes of July 13, 2004, as written. Bob Furey seconded the motion and it PASSED unanimously.
2. Signature required for Notice of Merger for John King, Tax Map/Lot #13/48 and 13/49, by the Planning Board Chairman and Secretary.
James Nordstrom MOVED to approve the Notice of Merger for John King, Tax Map/Lot #13/48 and 13/49, in which John King voluntarily merges said lots into one lot of record which shall not, hereafter, be sold or transferred separately without New Boston Planning Board approval. Bob Furey seconded the motion and it PASSED unanimously.
The Chairman and Vice Chairman signed the Notice of Merger.
3. Driveway Permit Application for R.J. Moreau Communities, LLC, Popple Road, Tax Map/Lot #6/32-5, for proposed driveway, for the Board’s action.
(Board to drive by prior to meeting)
James Nordstrom and Don Duhaime had viewed the driveway and found it to be satisfactory.
James Nordstrom MOVED to approve Driveway Permit Application 04-063, for proposed driveway, Lot 6/32-5, with the Standard Planning Board Requirements: the driveway shall have two inches (2”) of winter binder (pavement) to be applied to the driveway to a minimal distance of twenty five feet (25ft) from the centerline of the road; the driveway intersection with the road shall be joined by curves of twenty foot (20’) radii minimum; and, the driveway shall intersect with the road at an angle of 60-90 degrees. Bob Furey seconded the motion and it
PASSED unanimously.
4. Schedule compliance site walk for Kenneth R. & Gloria J. Barss, Mont Vernon Road, Tax Map/Lot #14/116, for proposed Wetland Crossing.
MISCELLANEOUS BUSINESS, cont.
The Chairman asked if Bill Matheson was aware that he did not yet have site plan approval from the Board for the truck and equipment business to move into the new facility. The Coordinator said he was aware of this and there was no deadline set for the approval. She added that the applicant understood they only could operate the tractor business from the site and
would approach the Board when they were prepared to change the site plan.
The Chairman asked where the proposed wetland crossing was located in respect to the lot. The Coordinator replied that the wetland crossing was located at the beginning of the driveway. The Chairman asked if a drive-by would suffice for inspection. The Coordinator explained that on-site inspections were usually performed when the release of security was involved which was the case for this applicant.
A compliance site walk was scheduled for August 18, 2004, at 6:00 p.m.
6. A copy of a letter dated July 25, 2004, from Timothy Fuller, New Boston Lawnmower, to New Boston Planning Board, Re: Planning Board letter of July 20, 2004, was distributed for the Board’s review and discussion.
The Chairman read the above letter aloud and asked if this was the response to the notification of non-compliance he initiated. The Planning Board Assistant said it was and asked if another site plan would be required from Mr. Fuller. The Chairman replied that because Mr. Fuller stated in his letter that he would be constructing a temporary garage for outside storage he would first apply for a Building Permit at which time the Building Inspector would refer him for site plan approval.
7. A copy of a letter dated August 2, 2004, from Bill Rosignol, Holden Transportation Engineering, to Nicola Strong, New Boston Planning Department, Re: Juniper Hill Subdivision-Phase II, Inkberry Road Construction, Project Inspection Fees-Budget Update, was distributed for the Board’s information.
8. A copy of a fax received July 29, 2004, from Master Plan Committee, to Nicola Strong, Planning Coordinator, Re: July 28, 2004, meeting minutes, was distributed for the Board’s information.
9. Daily road inspection reports dated June 28th, June 29th, July 1st, July 6th, July 7th, July 8th, July 9th, July 12th, July 13th, July 14th, and July 16th, from Dufresne-Henry, Inc., Re: Highland Hills, were distributed for the Board’s information.
10. Daily road inspection reports dated June 30th, July 13th, July 14th, July 15th, and July 16th, from Dufresne-Henry, Inc., Re: Forest View, were distributed for the Board’s information.
11. Daily road inspection reports dated June 28th, June 29th, July 6th, July 8th, July 12th, July
MISCELLANEOUS BUSINESS, cont.
14th, and July 16th, from Dufresne-Henry, Inc., Re: Waldorf Estates, were distributed for the Board’s information.
The Chairman stated that he had inspected Waldorf Estates after a rain storm and saw no areas of wash-out which he thought was most satisfactory.
13. A copy of the Notice of the Fall Planning and Zoning Conference, Waterville Valley,
October 30, 2004, was distributed for the Board’s information.
14. Read File: Notice of Public Hearing from the City of Concord for August 18, 2004, Re: construction of a wireless service facility.
VISTA ROAD, LLC Adjourned from 07/13/04
Public Hearing
Major Subdivision/14 Lots
Location: Inkberry and Wilson Hill Roads
Tax Map/Lot #6/40-5
Residential-Agricultural “R-A” District
The Chairman read the public hearing notice. Present in the audience were Brian Holt of Vista Road, LLC and Jeff Kevan, PE, of T.F. Moran. No abutters were present. An interested party was Jay Marden.
Jeff Kevan, PE, stated that at the last meeting a new design for a cluster subdivision was presented in contrast to the conventional subdivision design that had been an ongoing issue with the Town. He added that the new design used the same road entrance configuration from Wilson Hill Road to a 14 lot subdivision with a tear drop cul-de-sac. Jeff Kevan, PE, noted that all the proposed lots had 150 foot widths to support each lot’s well radius and that test pits had been done on every lot with buffers maintained across the frontages. He added that they had applied to the ZBA for a variance on the buffer reduction to allow
driveway access to the lots off Wilson Hill Road. Jeff Kevan, PE, explained this would allow for the homes to be constructed with walk-out basements and require less site disturbance. Jeff Kevan, PE, further noted that 12.77 acres would remain as common land in the back portion of the site. He stated that the road profile had been redesigned to meet the regulation for a -3% platform and the grade drop had been reduced to 7.5% versus the prior grade of 8%. Jeff Kevan, PE, commented that the overall road grade was relatively flat with grades of 2.5% up and down the road. He noted that they would be able to match grades on the back portion of the cul-de-sac and on the uphill sides all the way down the road with the addition of small fills.
Jeff Kevan, PE, stated that with the new test pits and road profile completed the applicant was looking for feedback from the Board before finalizing the plan drawings. He added that final drawings could be prepared by the following week for engineering reviews.
The Chairman asked when the applicant was scheduled to meet with the ZBA and Brian Holt
VISTA ROAD, LLC, cont.
said the meeting date was scheduled for August 17, 2004.
The Chairman then asked if lot #’s 1-5 all had legal frontage on Wilson Hill Road and who dictated where that frontage was. Jeff Kevan, PE, explained that this was why they would approach the ZBA as the driveways for lot # 2, 3 and 4 would need to cross through the buffer zone. The
Chairman asked what the acreage size was for lot #’s 2, 3 and 4. Jeff Kevan, PE, replied that they were one acre plus in size. The Chairman noted that these lots were small enough to be categorized as cluster development lots and Jeff Kevan, PE, agreed and noted that while they would seek a variance on the buffer from the ZBA for these lots, the buffer would be maintained for the Class VI portion of Wilson Hill Road. He noted that the road would be graded and drainage issues had not yet been revised.
The Chairman asked if the Board had any comments. Bob Furey stated that the road profile looked good. James Nordstrom commented that his opinion was unchanged from the last meeting which was that this plan design was a better alternative for the land in that area and for the Town. The Chairman agreed that it was a much better scenario.
From the audience, Christine Quirk asked if the 15th lot noted on the plans with access from Inkberry Road would be left as open space or was it a planned house lot. Jeff Kevan, PE, replied that it was a standard 5 acre backlot proposed as a 15th lot but could possibly be reduced in size or left as conservation land. Brandy Mitroff noted that at the last meeting a concession was suggested where the backland would be left as open space if land at the top of Inkberry was used instead especially since the construction expenses incurred would be considerably less for this road design than that of the prior plan and the applicant was still getting 14 lots. Jeff Kevan, PE, replied that they would still need to clear stockpiled material from
the backland area and preferred not to reduce the number of lots. Brandy Mitroff reiterated that the applicant would save hundreds of thousands of dollars on road construction with this new design and suggested that the applicant in turn do what was best for everyone by eliminating the 15th lot in lieu of open space for the development. Brian Holt stated that Ernie Thibeault expressed interest in construction of the 15th lot due to cost factors which resulted when the plan was redesigned far into the application process. He added that a savings on road construction would be gained but not until building of the development was completed. Brian Holt noted that under the cluster regulations the applicant was allowed a maximum of 18 lots but opted for 15 and this additional lot would help with construction costs. Brandy Mitroff commented that 14 lots had been proposed on the original plan and coincided with the applicant’s
costs. Brian Holt replied that this was the case and costs were higher for that plan, however, there had been great opposition from the Town with the former plan design. He noted that with that opposition, and in light of the fact that the applicant had been previously unaware that the cul-de-sac length could be waived past 600 feet, they opted for this new cluster development plan at their own additional design costs, bond issues and time spent overall. Brian Holt summarized that it was the applicant’s desire to include the 15th lot where they would need to remove materials in that area anyway. He added that the backlot was 5 acres per regulation but the applicant had no issue with reducing the size to 2.5 or 3 acres. The Chairman replied that the lot size had to be 5 acres in conjunction with the Zoning Ordinance. James Nordstrom pointed out that the lot was distinctly separate from the clustered lots at the top of the
hill.
VISTA ROAD, LLC, cont.
Jay Marden asked what was noted on the plans where vertical parallel lines were drawn. Jeff Kevan, PE, replied these lines illustrated open space or common land left undisturbed. Jay Marden stated that he was concerned that the Inkberry Road development had no common land and, therefore, thought the 15th lot on these plans should be changed to open space to make up for that deficiency. Jeff Kevan, PE, replied that the plan met the required acreage for open space where the
other development was classified as more conventional. Jay Marden felt the Town should be given additional land to preserve wildlife in the area. Brian Holt said he understood Mr. Marden’s concerns but added that the cluster regulations required 11.2 acres of open space and 12.7 acres was given which was more than necessary. He added that the Town did receive one lot from the Inkberry Road subdivision free and clear.
Brian Holt summarized that because the applicant had already incurred the costs of the previous plan they were looking to support costs with the addition of the 15th lot. He added that he understood the rationale of the savings on road construction, however, that savings would be gained in the future where the applicant’s costs were a present concern.
The Chairman asked for the Board’s opinion and said he saw two issues with the current plan. He stated that the first issue was the buffer access being granted by the ZBA and the second issue was the presence of the 15th lot. The Chairman stated that without those issues he had no concerns with the plan. He further noted that the concern with the 15th lot was discussed at the prior meeting for which Ernie Thibeault was present.
Brian Holt asked if a waiver should be requested at tonight’s hearing regarding increasing the length of the proposed cul-de-sac. The Chairman said this should not be a concern to the applicant as it was frequently waived for applications and he could see no reason that it would be denied for the applicant’s plan.
Jeff Kevan, PE, asked if final drawings could be submitted and reviewed by the Town Engineer. The Chairman suggested that the applicant first gain ZBA approval for the buffer variance and could then get acceptance from the Board followed by Dufresne-Henry, Inc.’s review of the plans. Jeff Kevan, PE, then asked if the applicant would be required to file an amended application. The Coordinator said that would not be necessary as all requirements for the final application would remain the same with some changes made to details of the plan. Brian Holt asked if a letter would be sent to the ZBA stating the Board’s recommendation of the plan. The Planning Board Assistant said such a letter was already sent.
James Nordstrom MOVED to adjourn the application of Vista Road, LLC, Major Subdivision, 14 Lots, Location: Inkberry and Wilson Hill Roads, Tax Map/Lot #6/40-5, Residential-Agricultural “R-A” District, to September 14, 2004, at 7:00 p.m. Bob Furey seconded the notion and it PASSED unanimously.
MISCELLANEOUS BUSINESS, cont.
12. Discussion, Re: minor subdivision/annexation, Tax Map/Lot #3/58 & 3/86, need for survey or use of reference plans. (No copies.)
MISCELLANEOUS BUSINESS, cont.
The Coordinator explained that Tax Map/Lot #3/58 was owned by Aggregate Industries and had a small triangle of land which abutted Tax Map/Lot #3/86 which Aggregate Industries wished to donate to the Town to be annexed to the railroad bed. She noted that discussion on this parcel first ensued in 1995 when the Planning Board at the time said this land could be plotted by reference because surveys already existed on the land in question. She wanted to know if the current Board had the same opinion. Gordon Carlstrom noted where points on the tax map for this site had already been surveyed with only one point remaining and surmised that the plots were confirmed if pins had been placed at these points. James
Nordstrom thought that the plan could be referenced back to the existing plan for the site if a deed description was ever needed. He added that he was agreeable to referencing prior plans for the land as long as the Town was comfortable with accepting ultimate liability. The Board gave consensus to use the reference of the prior plans that noted that the Selectmen should also be consulted.
TOWNE, DANIEL & CAROL
Submission of Application/Public Hearing
Minor Subdivision/2 Lots
Location: South Hill Road
Tax Map/Lot #10/78
Residential-Agricultural “R-A” District
The Chairman read the public hearing notice. Present in the audience was Rick Kohler of Robert B. Todd, Land Use Consultants and the applicants, Daniel and Carol Towne. No abutters were present.
Rick Kohler stated that the final plans had been submitted and granite bounds had been set on the site adjacent to South Hill Road. He added that test pits had been dug and the soils were classified as Group 1 sandy soils. Rick Kohler then noted the location of the proposed driveways for the lots which he said had more than adequate sight distance. He added that rebar had been set on the south easterly portion of the property. Rick Kohler further noted that the property’s subdivision line had been staked and intersected the steepest part of the property which was mostly open field at slopes of 0-8%. He added that the steepest area of slope was 15% and would remain undisturbed land, noting the location of the proposed house on that lot.
Rick Kohler stated that a granite bound at the easterly property corner was offset 2.5 feet due to a large bull pine in the area.
James Nordstrom asked if the existing house would be maintained on the property as shown on the plans. Rick Kohler said it would and a new home was proposed for the new lot.
The Chairman stated there were waiver requests for the Certified Erosion and Sediment Control Plan and Traffic, Fiscal and Environmental Studies. Rick Kohler stated that because the proposed new dwelling would increase traffic by an average four trips per day there would not be notable impacts to traffic on South Hill Road. The Chairman asked if the applicant proposed any future subdivision to the 4.88 acre parcel. Rick Kohler said they did not. The Chairman asked if
the applicant was willing to make a formal statement in that regard as it would directly affect the
TOWNE, cont.
application. Daniel and Carol Towne stated that they were agreeable to no further subdivision on the 4.88 acre parcel.
Bob Furey asked how far the Piscataquog River was located from the subdivision site. Rick Kohler replied that the river was at least 500 feet from the site.
James Nordstrom MOVED to grant the waivers for the Certified Erosion and Sediment Control Plan and Traffic, Fiscal and Environmental Impact Studies, as specified in the letter dated July 16, 2004, from Bob Todd, LLS. Bob Furey seconded the motion and it PASSED unanimously.
James Nordstrom MOVED to accept the application of Daniel and Carol Towne, Minor Subdivision, 2 Lots, Location: South Hill Road, Tax Map/Lot #10/78, Residential- Agricultural “R-A” District, as complete. Bob Furey seconded the motion and it PASSED unanimously.
The Chairman stated that a note that pertained to no further subdivision of the 4.88 acre parcel would need to be added to the plans.
A site walk was scheduled for August 18, 2004, at 6:15 p.m.+/-. The Chairman asked that the driveways be clearly marked for the site walk. Rick Kohler said this would be done.
James Nordstrom MOVED to adjourn the application of Daniel and Carol Towne, Minor Subdivision, 2 Lots, Location: South Hill Road, Tax Map/Lot #10/78, Residential- Agricultural “R-A” District, to September 14, 2004, at 7:30 p.m. Bob Furey seconded the motion and it PASSED unanimously.
MISCELLANEOUS BUSINESS, cont.
5. Discussion Re: Potential Zoning Ordinance Amendments. (No Copies.)
The Coordinator explained that an important Zoning Ordinance Amendment would be the Steep Slopes Regulations while other issues were minor and could wait until next year if the Board agreed. She noted one small issue to be the Floodplain Development Ordinances Definition of Development. The Coordinator explained that currently the definition of development included grading, paving and drilling. The ordinance called for all development to have a permit but those things did not require permits. She suggested that “and approvals” should be added after permits to make things clearer.
The second minor issue was that the Zoning Ordinance still stated that driveway permits should be obtained from the Board of Selectmen which had not been the case since 1997.
Another item was a suggestion from Dennis Sarette, Building Inspector and Code Enforcement Official, to change the order of two sections in the Campground section of the
Zoning Ordinance regarding buffers and to reference distance to toilet buildings from campsites
MISCELLANEOUS BUSINESS, cont.
rather than trailer sites.
Bob Furey asked if the items discussed would require amendments by the Planning Board. The Coordinator explained that amendments to the Zoning Ordinance were first discussed at a Public Hearing and then proceeded to a Town vote in March. James Nordstrom thought the minor issues discussed could wait until the following year to be more fully addressed by the Board. The Board agreed.
The Chairman and Vice Chairman (in the absence of the Secretary) endorsed subdivision plans for the Quirks 10 tent sites and Lot Line Adjustment, Tax Map/Lot # 7/11, Cochran Hill and Clark Hill Roads.
RJ MOREAU COMMUNITIES
Submission of Application/Public Hearing
Conditional Use Permit
Location: Inkberry Road
Tax Map/Lot #6/41-45
Residential-Agricultural “R-A” District
The Chairman read the public hearing notice. Present in the audience was John Greenwood of RJ Moreau Communities. Abutters present were Frank and Sue Ellen Billeci.
The Chairman stated that because there was no flagging in place for the recent site walk the Board had no means for comparison. He asked that the site be properly marked for the Board at the next site walk which was then scheduled for August 18, 2004, at 6:45 p.m.+/-. The Chairman noted that a letter had been sent to the applicant prior to the first site walk to request flagging of the centerline of the driveways, lot corners, wetlands boundaries and crossings. He added that the applicant should place offsets out far enough for the larger crossings due to their slopes.
John Greenwood expressed his frustration over the Coordinator’s letter of August 4, 2004, being stamped with a receipt date of August 5th at his office, but not delivered to him until August 10th. He added that he would still need to address items on the plans per the Coordinator’s clarifications noted in her letter. James Nordstrom asked what the outstanding issues were on the plans. John Greenwood replied they dealt with clarifications on construction for soils information, culvert installation, headwall details and costs. He noted that the cost would be difficult to separate as one lump sum was needed for the whole driveway. The Chairman stated that cost itemizations would be required for Wetlands Crossings as bonding
would be necessary. James Nordstrom added that the applicant could bond the entire driveway if he chose. John Greenwood replied that he would just bond the crossings. The Chairman noted that the cost would not include paving, only the crossing itself.
John Greenwood said he would supply this information and make sure the lots were offset 15 feet. The Chairman thought that Lot #6/41-39 would not be difficult to offset but Lot
#6/41-45 might be.
RJ MOREAU COMMUNITIES, cont.
James Nordstrom MOVED to adjourn the application of RJ Moreau Communities, Conditional Use Permit, Location: Inkberry Road, Tax Map/Lot #6/41-45 and 6/41-39,
Residential-Agricultural “R-A” District, to September 14, 2004, at 8:00 p.m. Bob
Furey seconded the motion and it PASSED unanimously.
Abutter Sue Ellen Billeci stated that she owned the adjacent Lot #6/41-44 and wondered if the applicant had plans to redirect any water flows during construction on Lot # 6/41-45 as they already had water run-off problems. John Greenwood stated that any run-offs would not flow towards their property. Sue Ellen Billeci was concerned that any construction done above their lot would cause a run-off problem. John Greenwood replied that construction would be done on the high side of Lot #45 which was downhill of the Billeci’s property and no water run-off from that site would flow towards them. Sue Ellen Billeci asked if something could be constructed to stop the flow of water and John Greenwood replied that culverts were designed to keep the flow of
water moving.
At 8:45 p.m. the Planning Board took a 15 minute break.
PUBLIC HEARING
Adoption of proposed amendments to the Non-Residential Site Plan Review Regulations
The Chairman read the public notice and stated that no interested parties were present.
The Coordinator said she had spoken with Bill Drescher, Esq., this date and had reviewed the proposed regulation amendments with him. He had a couple of changes from that which had been posted and noted that his items of revision for the amendments were as follows:
-Proposed Amendment #1: Add a new section 2.2, G, to require proposed hours of operation to be included on site plans.
-Proposed Amendment #2: Clarify that the section on Erosion and Sediment Control coincides with the Stormwater Management and Sediment and Erosion Control Regulations contained
in the Subdivision Regulations.
-Proposed Amendment #3: Note that the applicant is responsible for addressing floodplain concerns and include this within the language sent by the SNHPC which deals with floodplain
issues per NFIP requirements.
The Chairman asked if there were any deliberations, changes or alterations regarding the proposed amendments and there were none.
Gordon Carlstrom MOVED to adopt the proposed amendments for the Non-Residential Site Plan Review with the included updates. Bob Furey seconded the motion and it
PASSED unanimously.
PUBLIC HEARING
Adoption of proposed amendments to the Subdivision Regulations
The Chairman read the public hearing notice and stated that there were no interested parties present.
The Coordinator reviewed the proposed changes to the amendments as follows:
-Proposed Amendment #1: Amend Section V-S to refer to correct section number.
-Proposed Amendment #2: Add floodplain language requirements per the NFIP.
-Proposed Amendment #3: Change in maximum cul-de-sac length from 600 feet to 1,000 feet and include where the measurement would be made from and to.
Underdrain details to be included.
Bill Drescher, Esq., had suggested that more detail be added to avoid dead end streets being able to be extended and had suggested the following language: “Any dead end street or cul-de-sac street constructed in accordance herewith shall not be thereafter considered an “existing road” for purposes of this regulation so that under normal circumstances such dead end roads shall not be capable of being extended.” The Board agreed to add this new language.
-Proposed Amendment #4: Refer to NHDOT Standards regarding road and bridge construction standards.
The Coordinator added that Bill Drescher, Esq., suggested the second sentence of Section IX-B, 11, should read: “However, any subject not covered in the Subdivision Regulations shall be governed by the State of New Hampshire, Department of Transportation, “Standard Specifications for Road and Bridge Construction.” The Board agreed.
-Proposed Amendments #5&6: General requirements for concrete or fiberglass cisterns are specified in Sections IX-I and IX-J with specifications and costs.
The Coordinator noted that Bill Drescher, Esq., added Item #9 on page 4 which read : “At the time of acceptance, the applicant shall provide an approved form of conveyance to the Town that has been reviewed by the Planning Board and Town Counsel. Such document, as determined by the Planning Board, shall convey unencumbered fee title of said cistern and necessary appurtenant land or, if agreeable to the Board, perpetual easement rights to the same.” The Board agreed with this addition.
The Coordinator explained that pages 9-14 dealt with the section of concrete cisterns and new specifications for fiberglass cisterns to be approved by the Fire Wards.
The Coordinator noted that page 21 showed the inspection sheet for fiberglass cisterns
which differed slightly from concrete cisterns.
Bob Furey asked if the Town was required to repair cisterns after the manufacturers guarantee expired. The Coordinator replied that fiberglass cisterns had a 30 year warranty and once this was up the Town was responsible for any repairs.
Bob Furey then asked for a definition of the “throat” of a cul-de-sac. The Coordinator explained that the “throat” was the point where the road met the turn-around area.
The Chairman asked if there were any deliberations, changes or alterations regarding the proposed amendments and there were none.
PUBLIC HEARING, Sub. Reg.’s, cont.
Gordon Carlstrom MOVED to adopt the proposed amendments for the Subdivision Regulations with the included updates. Bob Furey seconded the motion and it PASSED unanimously.
Gordon Carlstrom wished to discuss his concern regarding the absence of language in cluster subdivision deeds that would hold property owners liable for taxes on the common land within those developments. He asked if the Board thought lots within cluster subdivisions could somehow be linked to the common land so that the Town was assured payment. The Chairman wondered what language other Towns’ cluster regulations included for this scenario. James Nordstrom stated it was not uncommon for some portion of interest in common land to be reflected in deeds for lots in such subdivisions but did not think liens on the
common land would necessarily motivate lot owners to pay the tax. He suggested that Bill Drescher, Esq., could provide more information on Taxes and owners of common land.
Gordon Carlstrom said his second concern dealt with whether it should be required for large subdivisions with more than 10 or 20 lots to leave a certain percentage as open space or deeded to the Town. The Chairman added that such a requirement would need close scrutiny to ascertain that the remaining property could not be subdivided. Gordon Carlstrom agreed that a tracking mechanism would be necessary along with phasing. James Nordstrom thought a tie-in to the Zoning Regulations could be made. He added that this might be the Town’s opinion but might not be the developer’s viewpoint. Gordon Carlstrom thought it should be considered as the cost of doing business. The Coordinator added that the usefulness of the land given as common land would need to be considered
as well and whether or not it supported wildlife
corridors. She noted that gaining two acres or less for example, would not be useful for wildlife and in suburban settings pocket parks were often installed which probably would not be suitable in New Boston. Gordon Carlstrom disagreed, noting that pocket parks within a 20 or 30 lot subdivision might be a useful addition.
Bob Furey asked if the Subdivision Regulations indicated when special studies were required in the case of smaller subdivisions as he had noticed that they were waived a lot. The Chairman replied that such studies can be required for all subdivisions which is why waivers are requested. Bob Furey asked if an holistic fiscal impact study for the Town could be done instead of separate ones. Gordon Carlstrom said this was the basis for development fees. Bob Furey asked if that was different from an impact fee. Gordon Carlstrom said it was and that offsite
road improvements were more commonly sought from developers. The Coordinator explained that because CIP ran efficiently and the Town was not running over capacity in any instances, impact fees had not been looked at too closely. She noted that the Town used the ability to assess off-site road improvement fees in order to help with the cost of major road repair projects. The Coordinator noted that Indian Falls, LLC’s, fair share assessment calculation had come to $1,200.00. Bob Furey referenced recent fiscal impact studies which noted that the Goffstown schools were said to be approaching capacity. The Coordinator replied those studies were ongoing.
The Chairman asked why the costs for building schools were so much higher than
MISCELLANEOUS, cont.
comparable structures. Gordon Carlstrom thought the programming of the infrastructure to State Standards was were the expense was generated. The Chairman asked why the expense was so much greater from a construction standpoint. Gordon Carlstrom still thought the cost of staffing was the reason for the increased costs and noted a recent middle school that had cost $8 million dollars to complete.
PUBLIC MEETING
Discussion of proposed amendments to the Rules of Procedure Per RSA: 676:1
The Chairman read the public hearing notice and stated there were no interested parties in attendance.
The Coordinator explained that new sections were added to the Rules of Procedure for the newly revised bond estimate form. She noted that Bill Drescher, Esq., approved the location of the sections within the Rules of Procedure.
The Chairman asked if there were any additional changes or deliberations and there were none.
Gordon Carlstrom MOVED to adopt the proposed amendments to the Rules of Procedure per RSA: 676:1. Bob Furey seconded the motion and it PASSED unanimously.
At 9:25 p.m., James Nordstrom MOVED to adjourn. Bob Furey seconded the motion and it PASSED unanimously.
Respectfully submitted,
Suzanne O’Brien
Recording Clerk Minutes Approved:
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