Town of Plaistow, NH
Office of the Planning Board
145 Main Street, Plaistow, NH 03865
August 15, 2012
Call to Order: 6:34 P.M.
Item One:
ROLL CALL: Present was Chairman; Steve Ranlett, Vice Chairman; Charles Lanza, Selectman Ex- Officio; Robert Gray, and Tim Moore. Excused was Gennifer Silva.
Also present was Alternate; Geoff Adams, Town Planner; Leigh Komornick, and Recording Secretary; Laurie Pagnottaro.
S. Ranlett appointed G. Adams a voting member for the meeting.
Item Two:
Minutes of July 18, 2012
T. Moore motioned to approve the minutes of July 18, 2012, second by R. Gray.
There was no discussion on the motion and the vote was 5-0-0 U/A.
Item Three:
Letter of Request for Extension of the Substantial Completion Date for the Chandler Avenue EHC Site Plan.
C. Lanza stepped down from the Board for this request.
S. Ranlett read a Letter of Request from Dave Hoyt, Hoyt Realty State & Trust asking for an extension of the Substantial Completion Date for the Chandler Avenue Elderly Housing Project.
R. Gray motioned to extend the active and substantial development and completion dates for the Chandler Place EHC Project to October 1, 2014 per RSA 674:39IV, second by T. Moore.
There was no discussion on the motion and the vote was 4-0-0 U/A.
C. Lanza rejoined the Board.
Item Four:
Discussion with Ron LeBlanc regarding a driveway approved by the NHDOT and Dan Garlington into his property at the intersection of Route 125 and Old County Road.
Present for the discussion was Ron LeBlanc and John Wilder. R. LeBlanc gave the Board site maps to review and explained that he is in the process of putting in the driveway. The state gave him curb cuts and wanted the access way; he started putting it in without knowing he needed the Boards approval.
L. Komornick stated that the applicant understands that for any further activity on this corner he will need to come back in before the Board.
R. LeBlanc agreed.
The Board discussed the issue and decided that if both the state and Dan Garlington support the driveway then they do as well.
J. Wilder stated that the driveway will be a standard 24’ wide driveway. It will be not paved but will be crushed hot top.
The consensus of the Board was to allow the applicant to continue building the driveway.
Item Five:
A Public Hearing on a final Site Plan Amendment Application to include razing the existing gas station and constructing a 4,052 square foot bakery/café at 4 Plaistow Road (Stateline Plaza) Tax Map 24, Lot 44. This property is located in the Commercial I Zone and totals 17.5 acres and has 2,346 feet of frontage. The owner of record is Northstar Centers, LLC.
Present for the hearing was Ken Knowles; Eaglebrook Engineering & Survey to represent Northstar Centers, LLC., Marjorie Hession, representing Northstar Centers, LLC. and Attorney Geoffrey Dowd; representing Heavenly Donuts.
K. Knowles explained that they had been before the Board a few weeks ago and they made some changes to the site plan based on the Boards feedback. He offered the following information:
- Site is in the Stateline Plaza on Route 125; on the Plaistow/Haverhill town line
- They are proposing to put the Panera where the existing gas station is
- They have added 56 additional parking spaces but are still asking for a waiver from the required 846 spaces down to the proposed 734
- Store hours will be Monday – Saturday 6am to 10 pm and Sunday 7am to 8pm
- The site generally drains from south to north; they are maintaining the existing drainage patterns
- They have a DES waiver for AOT permit
- They have submitted to NHDOT for a change of use from the gas station to the Panera Bread cafe.
- Kevin Russell (NHDOT) requested the median lane to be extended and suggested removing some vegetation from Wentworth Ave. to increase site distance
- The proposed landscaping has increased considerably from the existing gas station; 12’ landscape buffer along Rte. 125, deciduous trees, ornamental grasses and shrubs
- They are decreasing the total lot coverage compared to the variance granted in 2006
- Per M. Dorman, a new variance will not be required
- There is some snow storage on the site and any additional snow will need to be removed off-site
L. Komornick showed the Board a plan for the sites snow removal. The board discussed the snow removal.
M. Hession stated that they reclaim it and clean it up every year.
K. Knowles added that with this redevelopment there will actually be less pavement to plow than with the existing gas station.
The board reviewed the staff report which included staff issues. The Board had the following responses to the issues:
Parking: Should the Board contact the City Of Haverhill (regarding the old bank pad) and should they sign off on this site plan?
The Board discussed the allocation of the parking spaces and if the 56 spaces the applicants opened up would be close enough to the bakery that customers will utilize them. The spaces they have opened up are in the old bank pad. The Board also discussed if Haverhill should be notified.
L. Komornick stated that Haverhill has been notified regarding this site plan as an abutter.
T. Moore explained that Plaistow is using spaces in Haverhill to satisfy parking requirements for businesses and Haverhill was fine with that but asked that Plaistow reserve that area for the future development of a bank. He added that since they were notified and have not responded maybe they can give them a follow-up phone call.
M. Hession noted that when this was originally approved Haverhill did not have a planning board; she dealt with the Mayor and City Council.
The Board discussed this issue further and it was decided that L. Komornick will call Haverhill, the City Planner, to follow-up and let them know what is going on at this site.
Parking: are there enough spaces in the right places?
The Board discussed concerns over the number of ADA accessible parking spaces and if they are adequate.
K. Knowles explained that for this size lot it will be 2% of the total, whether they calculate using 734 spaces or 846 spaces. They still have 22 spaces currently shown so the ADA requirement would be 15 or 16. They have 2 parking spaces directly in front of the building. There are no changes to the additional handicap spaces; they are spread around the site.
It was the consensus of the Board that they are fine with where the parking is.
Queues at the drive-thru and overall site circulation
The Board discussed concerns that cars in the drive-thru area could spill out into the entryway of the drive isle.
K. Knowles stated that the drive-thru is 30% of total business with sit down and take-out being 70%. Panera see between 30 to 50 cars at peak time through the drive-thru in an hour. They have designed it to handle 11 cars before it would block the drive isle and they like to see a minimum of 8 cars at a time.
L. Komornick references a comment from CLC in their letter; under letter F; she understood that each car would take four minutes in the drive-thru.
K. Knowles replied that from the menu Board until pick-up it does not take four minutes.
L. Komornick stated that they just want to make sure that it will not back out where it is so close to the intersection on Rte. 125. She asked what the breakdown of the remaining 70% is.
K. Knowles answered 40% for take-out and 60% for sit down.
The Board discussed overall circulation concerns; should there be better pedestrian access points provided?
L. Komornick asked where will people park and then how will they access Panera as well as the other stores.
S. Ranlett suggested putting a stop bar in the parking lot at the end of the island DOT wanted them to extend.
L. Komornick asked about the retaining wall.
K. Knowles showed the Board where the wall is proposed to go and added that it will be only 2’ to 3’ high; it is to help level off the land. It is separate from the extension that Kevin Russell, NHDOT, required.
S. Ranlett asked if there was no right turn after exiting the drive-thru. He added that it was suggested from Kevin Russell that it be a right turn only.
K. Knowles replied that cars will be able to make the full turn. He said he spoke with K. Russell this morning and he is comfortable with how it currently is.
There was more discussion on having the turn after the drive-thru be right only. Suggestions were made to have a right turn only onto Rte. 125 and allowing cars to turn right out of drive-thru and left towards CVS. The Board also discussed making Haynes Blvd. a two way road again. It was noted that that would be up to the BOS.
S. Ranlett said they can send a letter of suggestion to the BOS regarding Haynes Blvd.
L. Komornick asked if they were changing the location of the building.
K. Knowles said no, it is staying the same.
L. Komornick asked about pedestrian access; should they have a pedestrian crosswalk.
The Board discussed it and decided the cross walk would not lead to a walkway. If it becomes an issue they can readdress the crosswalk issue. They decided to leave existing cross walks as they are.
The Board reviewed comments from CLD listed on the staff report. The following was noted:
- Between now and the next meeting all or most of the issues on the CLD report shall be addressed and that the project requirements will be completely met
- The Police Chief has no real concerns but is happy the improvements will disallow bus and tractor parking
- NHDOT is reviewing the application and has not yet issued a permit; after applicants extend the median west and adds note for the vegetation to be cleared D. Russell will reference the plan with the change of use
L. Komornick asked about the vegetation clearing, wondering what else D. Russell wanted cleared beside what is already happening.
K. Knowles replied that it was in response to the Boards concern on site as it is a Town road.
L. Komornick invited the Board members to go to the site and look where the stop bar is and how it is constructed; without proper site distance. She added they would need to build a retaining wall or do a bump out to do construct it properly.
The Board discussed this road (Wentworth Road) further as well as making Haynes Blvd. a two way road again. It was noted that this would be an issue to bring to the BOS.
T. Moore motioned to accept the plan as complete, second by C. Lanza.
The Board opened the floor for discussion and comments from the public.
Attorney G. Dowd agreed the project is good for the Town but expressed concern over the situation that will occur (if Panera is placed at the proposed site). He stated that this project will make the most overburdened parcel in the Town as well as set a tremendous and difficult precedence in the future. He added that even with the bank pad removal and the additional 56 parking spaces the plan is still inadequate. He stated that the addition of the stop bar near the driveway would not be very enforceable and could cause traffic to back-up further. He asked where the well and septic is on the plan.
K. Knowles answered the sewer and water are provided by the City of Haverhill; domestic and fire protection service connections are on the site.
Att. G. Dowd asked if that has been approved by Haverhill.
M. Hession answered she has a draft document on her desk.
Att. G. Dowd stated that it has not then been approved and added that it may change if not accepted. He suggested that the Board should not accept this plan as complete without the authorization from the city of Haverhill.
K. Knowles stated that the increase in the sewer as well as the fire and domestic is the jurisdiction of Haverhill as they are the utility owner. If they had to put in septic and well they would be back before the Board for a site plan amendment. He added that it is all on the utility plan, sheet 4.
There was more discussion on this issue. It was decided that when they come back before the Board for the next meeting they will bring documentation from Haverhill for water and sewer.
K. Knowles noted the Plaistow’s Fire chief has not required any additional fire hydrants; he is comfortable with the Haverhill water supply.
Att. G. Dowd showed the Board 6 pictures of a Panera Bread Café and parking area located in Derry NH taken on Tuesday, August 14 at Noontime. He noted there is only one retail outlet sharing the lot with this Panera café and commented on the amount of cars in the pictures.
C. Lanza asked how many parking spaces this site has.
Att. G. Dowd replied he is not sure but they are all shown in the pictures. He asked the Board to consider that this is a major project. He added that the seating is 88 and in Heavenly donuts it is only 30; it will be like the volume of three Heavenly Donuts. He went into the Panera in Derry that Tuesday and counted only 30 open seats.
There was further discussion regarding the size and volume of the Panera Bread café and how it will affect the Plaza.
S. Ranlett noted that without the Bank pad there are still 100 empty spaces in the plaza at any given time.
C. Lanza asked if there is an existing waiver for parking on the site right now.
L. Komornick answered yes and added that it is less intensive.
Att. G. Dowd suggested putting the Panera where the Bank pad is, there would be more accessible parking.
K. Knowles asked that the pictures be submitted to the Board as it is evidence that they have not had a chance to review.
Att. G. Dowd will leave copies of the pictures with the Planning Department.
K. Knowles summarized that the only suggestion he heard from the Board was to add the stop bar and sign with additional signage “do not block intersection”; they will incorporate that into the plan as well as NHDOT’s recommendations.
S. Ranlett added that they have a letter from NHDES to waive the AOT permit as they will be working of the existing permit that is good until 2013.
L. Komornick noted that there are comments in the CLD report that need to be addressed.
The Board discussed and asked L. Komornick to review and summarize what needs action for the next meeting.
K. Knowles stated that there are no site plan changes from the CLD list, just notations and clarifications.
L. Komornick added that the letter from CLD needs to be responded to by the applicants.
S. Ranlett asked where the dumpster pad will be put.
K. Knowles replied that he has shown on the site plan where the dumpster and enclosure will be, but he mistakenly left off the 6’ concrete pad on the detail sheet. It is located on the site plan. The enclosure will be a solid wood stockade fence and they will screen it further with tree, shrubs and grasses.
R. Gray read the CLD comment that the applicant has not provided drainage calculations.
K. Knowles replied that they did not because there is an increase of pervious area. The time of concentration will stay the same because it is the same location and the curve number is reduced because of an increase in pervious area. He added that he can do the calculations and will submit them to CLD.
L. Komornick stated that she will work with the applicant on the CLD issues. She asked the applicant to change the name to an Amended Site Plan as they are changing the Stateline Plaza.
K. Knowles stated that he would do that.
S. Ranlet asked if the roof will be flat or pitched.
L. Komornick showed the Board pictures of the building design; it looks flat.
S. Ranlet asked if the drainage spouts would be going into a drainage system.
K. Knowles answered that they will pick them up with catch basins as best as they can.
R. Gray informed the applicant that they will need to work with the Building Department regarding the signage issues for the building.
C. Lanza asked about the loading area.
K. Knowles replied the loading area is behind the building. They will get daily deliveries of bread and dough delivered in a box truck and weekly deliveries from an 18 wheeler for bulk deliveries after hours.
There was no further discussion and the vote was 5-0-0 U/A.
The public hearing was continued until September 5, 2012.
Item Six:
Continuation of a Site Plan for a mixed use including a proposed office building, vehicle maintenance building and existing apartment building on the property located at 241 Main Street, Tax Map 31, Lot 18-1, totaling 3.36 acres with 200 feet of frontage. The property is located in the MDR zone and the owner of record is RNK Realty, LLC.
The hearing was continued until September 19, 2012.
Item Seven:
Review of letters requesting change of use.
S. Ranlett read a letter from Gary Morris requesting a change of use for 7A Main St. from a pool supply store to a retail store to sell goods obtained at yard sales and auctions.
The Board discussed the issue and decided that it is not a change of use as both are retail uses.
R. Gray asked if the paving was good and recommended looking at site conditions to see if they need improvement.
S. Ranlet suggested that L. Komornick and M. Dorman work with him; he needs adequate parking without goods taking up the parking lot.
C. Lanza suggested signage.
T. Moore noted that outside storage might be a concern as well.
Item Eight:
Other Business/Updates: Misc. Notices, letters, and other Correspondence from Dept. of Building Safety, Planning Department and ZBA; Status of Projects
Review/Discussion of 2013 Planning Board Budget
L. Komornick noted that department heads have been asked to look at the budgets and the Board might want to schedule a conversation to discuss if they want to budget for the Master Plan for 2013 Budget. She would like enough input from the Board in case she meets with the Town Manager in case she meets with him before the next meeting.
S. Ranlett stated that if anyone has any budget items to e-mail L. Komornick.
Review of Master Plan Update Schedule and Status of Various Assignments
R. Gray stated he is serious about going to the BOS to ask for money for help with updating the Master Plan.
S. Ranlett said he has mentioned to the Town Manager that the Planning Board could use an assistant to help with PB projects.
There was discussion on this issue.
L. Komornick stated that she saw a notification for a firm out of Newburyport that does planning work and the website said they helped Wyndham and Salem; both towns have secretaries and assistant planners in their planning offices.
T. Moore stated that they usually have money set aside for studies and if they ask for money for Master Plan work they might forgo study money unless there is a particular study needed they know of. He added that they have a lot of projects coming up as well.
S. Ranlett will meet with L. Komornick in the next few days. He asked the Board to send him an e-mail with any budgetary items they think of.
Other Business
R. Gray asked if L. Komornick if she had set up the joint meeting for the PB and BOS regarding the Main Street studies.
L. Komornick had stepped out of the room and he will check with her later.
S. Ranlett stated that he spoke with an Elm St. resident regarding the Barrels set out and she said they have been working great.
Tractor Supply
S. Ranlett stated he went by and they are slated to open mid September and will have a grand opening mid October. They have a few housekeeping items to complete but they’ve done a good job.
Item Nine:
Adjournment
There was no further business before the Planning Board and the meeting was adjourned at 8:35 pm.
Respectfully submitted as recorded by Laurie Pagnottaro.
Approved by the Planning Board on ______________________________________
_______________________________________
Steve Ranlett, Chairman
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