DRAFT
Planning Board
May 15, 2012
Members: Bruce Healey, Chair; Tom Vannatta, Vice-Chair; Ron Williams, Travis Dezotell, Members; Deane Geddes, Rachel Ruppel, Advisor.
Mr. Healey called the meeting to order at 7:04 p.m.
Mr. Healey appointed Mr. Geddes as a voting member for this meeting.
ADMINISTRATIVE BUSINESS
Minutes
The Board reviewed the minutes of April 17, 2012 and made corrections. Mr. Williams made a motion to approve the minutes as corrected. Mr. Vannatta seconded the motion. All in favor.
Capital Improvements Program (CIP)
Ms. Ruppel discussed and reviewed the CIP for 2013-2018, noting the committee work is done from May through October. She recommended that the Board should appoint all individuals who serve on the CIP committee.
Mr. Healey asked Mr. Vannatta and Mr. Williams if they would serve on the CIP committee. Both agreed. Mr. Healey noted that he will follow through on confirmation of all committee members, including Ivor Freeman as committee chair.
Mr. Vannatta thanked Ms. Ruppel for her work on the CIP last year, particularly her work on consolidating the information.
Board of Selectmen (BOS) Representative
Mr. Vannatta noted that Jim Powell, ex-officio member of the Planning Board, has missed a number of meetings and raised a concern that, as a result, the BOS perspective on PB business has been missing. Mr. Healey said he would follow up with Mr. Powell.
CASE: Case 2012-001: Preliminary Site Plan Review – DRED/Agent: Mount Sunapee Resort –attn. Jay Gamble 763-3500. Map/Lot 13-386-092-000A (Miniature Golf)
Notice is hereby given that the Planning Board will receive submission of an Application for a Preliminary Site Plan Review from the Department of Resources & Economic Development/agent: Mount Sunapee Resort, for property located on Route 103, Newbury, NH, Tax Map 013-386-092-000A on Tuesday, May 15, 2012, at 7:15 p.m. in the Town Office Building at 937 Route 103 in Newbury, NH. If the application is accepted as complete, a public hearing on the application will commence at the same meeting.
The application was reviewed for completeness. It was noted that the application form was not dated and that the original application did not carry a date stamp. Additionally, the following items were missing: landscape plan; drainage plan; structure plan; Conservation Commission sign-off sheet; and Fire Department sign-off sheet.
Mr. Vannatta stated that the application contained enough information for the Board to proceed and made a motion to accept the application as complete. Mr. Williams seconded the motion. Mr. Healey called for a Roll Call vote.
In Favor: Mr. Vannatta, Mr. Geddes, Mr. Williams, Mr. Dezotell, Mr. Healey
Opposed: None
Jay Gamble, vice president & general manager, Mount Sunapee Resort, and Charlie Hirschberg, CLD Engineering, presented to the Board.
Mr. Gamble said the miniature golf course is designed to be flat and is a small layout (16-18,000 square feet) and is very similar to the existing course at Okemo. He said the landscaping will contain perennials and will fill in the area over the years and the layout will not interfere with the winter use of the area. All posts and lighting fixtures are removable and the course will be open during the day and night and will have adequate lighting for that purpose. The golf course will incorporate structures around the lake such as the Center Meeting house, the lighthouse in Lake Sunapee, etc. Mr. Gamble said all structures will be about three-to-four feet in height and are removable. He anticipates the structures will be half historical in nature and half reflecting the natural species of the area.
Mr. Gamble said the course will annually open on Memorial Day for weekends only until the school year concludes in June. Then, the hours of operation change to seven days a week, 10 a.m. until 9:30 p.m. through Columbus Day. Night lighting will automatically cut off after the evening hours of operation are finished.
Mr. Hirschberg reviewed the stormwater management plan for the miniature golf course. He said all 18 holes are designed so that water drains into the hole cup which then drains into dry wells. He added that there is a possibility of installing a holding tank for water collection and use for watering plants.
Mr. Vannatta asked if Mr. Gamble intended to request any waivers. Mr. Gamble said he preferred to get the Board’s opinion instead of requesting a lot of waivers.
Mr. Geddes asked about the lighting, noting that the golf course location is in a “bowl”. He questioned whether any abutters would be able to see the lights at night. He added hat the lighting should be considered for safety rather than an intrusion for residents. Mr. Gamble said there is one resident on West Province Road who will be able to see the lights at night. He added that all the lighting will be full cut-off lighting which means the light is directed downward only thus minimizing the light pollution.
Ms. Ruppel asked if the lights are on timers. Mr. Gamble said no, that the lights will be manually turned off by on-site personnel. Ms. Ruppel asked if there was lighting at the base of South Peak to assist people in getting back to the parking area. Mr. Gamble said additional lighting will be added if needed.
Mr. Healey asked if the course is in compliance with the 75 foot buffer zone setback. Mr. Gamble said the course is 85- to 95 feet set back from the buffer zone.
Mr. Healey requested that in 10.11.3, fifth paragraph, a statement of “except during the NH Craftsmen’s Fair” be added. Mr. Gamble agreed.
Ms. Ruppel questioned the reference to the maximum traffic count under 10.11.4 and requested clarification as to whether it was per day or per hour. Mr. Gamble said he would check on that.
Ms. Ruppel asked Mr. Hirschberg is state permits are needed for the planned dry wells. Mr. Hirschberg said no, that underneath the proposed site is a large gravel table which acts as a big leach field. Discussion followed regarding the planned drainage system. Mr. Hirschberg asked how much detail the Board needs regarding the drainage plan. Mr. Williams said the plan should be submitted as a modified site plan and that the construction plans will contain enough information regarding the proposed drainage.
There was general discussion regarding Beck Brook.
Mr. Gamble said there were no plans for additional street signage on Route 103, adding he was relying on the website to get the word out.
Ms. Ruppel asked if there would be a sign at the warming hut. Mr. Gamble said the existing signs on the ridgelines will be used. Ms. Ruppel advised Mr. Gamble to include that in the narrative. She asked if a path is needed to the golf course, noting that a lot of people will be walking. Mr. Gamble said there will be a path and they are still deciding on the surface, such as wood chips. Mr. Hirschberg added that the path would not present a major surface change.
Mr. Hirschberg discussed the landscaping plan and asked how detailed the Board needed the plan. Mr. Healey said to submit a separate narrative on the proposed landscaping plan. The Board agreed.
Mr. Gamble said Best Management Practices will be used during construction including temporary silt fences.
There being no further questions from the Board, Mr. Healey opened the meeting to the public for comment.
Bob Hemmingway, 1088 Route 103, Newbury, said he was in attendance to listen to the plan and did not have any questions.
There being no further comments from the public, Mr. Healey closed the public portion of the meeting.
Significant discussion followed concerning the timing of the applicant’s hearing for a Special Exception from the Zoning Board of Adjustment (ZBA) and whether that would delay going to a final application for the Planning Board. Ms. Ruppel reviewed the state regulations regarding procedure and said Planning Boards may hear an application even if other land use boards are reviewing it as well.
The Board agreed that the applicant could move to a final application. Mr. Vannatta suggested that Mr. Gamble check on the lighting from the golf course site to the parking lot.
ADDITIONAL BUSINESS
CAP/HUD Elderly Housing Project Construction Bond Review
The Board reviewed and discussed at length the summary and comments submitted by Lou Caron, engineer, regarding the CAP Elderly Housing Project Construction Bond.
Mr. Healey said the Board must decide what the security amounts should be for the two projects under discussion – the bond amount for the Newbury Heights Road improvements and the on-site bond amount for the site access road and the site parking area, including the permanent stormwater treatment devices.
Mr. Dezotell made a motion to accept the recommendations made by Lou Caron, L.C. Engineering Company, LLC, to set the bond amount for Newbury Heights Road improvements at $270,000 and to set the bond amount for the site access road and the site parking area, including the permanent stormwater treatment devices, at $735,921. Mr. Vannatta seconded the motion. Mr. Healey called for a Roll Call vote.
In Favor: Mr. Vannatta, Mr. Geddes, Mr. Williams, Mr. Dezotell, Mr. Healey
Opposed: None
Ms. Ruppel noted that the next step is to send a letter to CAP indicating the Planning board wants the above bond amounts and requesting that CAP send the bond language to Town Counsel for review. She added that Mr. Caron has recommended that the on-site bond needs to provide the Town access to the bond funds in case the town needs to get on the site for some reason. Ms. Ruppel agreed to send a draft of same to Mr. Healey for his review.
Steep Slope Definition
There was lengthy discussion concerning modifying the definition of steep slope. No action was taken. The topic was tabled for further discussion at a future meeting.
Mr. Dezotell made a motion to adjourn. Mr. Geddes seconded the motion. All in favor.
Meeting adjourned at 8:47 p.m.
Respectfully submitted,
Meg Whittemore
Recording Secretary
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