TOWN OF SUNAPEE
PLANNING BOARD MINUTES
March 6, 2008
Present: Peggy Chalmers, Chairman
Bruce Jennings
Philip Porter
Derek Tatlock
Peter White
Michael Marquise, Planner
Roger Landry, Zoning Administrator
Absent: Allan Davis, Vice Chairman
Emma Smith, Ex-Officio
Frederick Gallup, Ex-Officio Alternate
The meeting was called to order at 7:06 PM by Chairman Peggy Chalmers.
The minutes of February 7, 2008 were reviewed. A motion was made by Derek Tatlock to approve the minutes as corrected. The motion was seconded by Peter White and approved with one abstention (P. Porter).
ADMINISTRATIVE MATTERS:
Michael reported that there is an upcoming workshop day for the Society for the Protection of New Hampshire Forests on April 4, 2008. A pamphlet was passed for the Board members to review if anyone is interested in attending. Also, the Spring Planning and Zoning Conference at the Radisson in Manchester is on April 26, 2008. Michael advised that this is a very beneficial conference to attend.
Michael also advised the members of the updated town web site. You can subscribe to minutes and agendas and they will be automatically emailed to you as they are updated.
Michael has invited Van Webb of the Conservation Commission to attend the Master Plan meeting in April to get his input.
Peter White advised that towns can apply for exemptions for the new Shoreline Protection Act. Roger Landry reported that he will be making a recommendation to the Board of Selectmen.
7:15 P.M.
CONSULTATION
Map 211 Lots 11&12, Cooper Street Partners
1106 Route 11
Major Subdivision
Bob Carter of TTG Environmental Consultant addressed the Board. He gave a handout to the members for their review (attachment with original). He advised that out of the 58.89 acres, 38 acres is of suitable character. He has gone to the DOT and has been advised that the property is allowed three accesses. There is one currently existing, so the can add two for the subdivision. They could put in 20 – 25 lots, but are proposing 12. The smallest lot will be 1.53 acres. All other lots are over 1.6 acres. The cul-de-sac will be less than 10% and there will be a 30,000 gallon cistern in the middle of the cul-de-sac. There are wetlands and slopes and the slopes need to be confirmed before the final application is made. An aerial survey was done. Michael
questioned the portion for the turnaround and Bob Carter advised that it is 935’, and 1435’ with the cul-de-sac. Phil Porter asked if they have located possible places for the septic systems. Bob Carter advised that they are not all done. Lots 1 and 3 have not had test pits done. All the others have.
Roger questioned the filled areas and wetland areas. Bob Cater advised the wetlands are another 6 ½ acres and some others. The road pavement will be 24’ wide and the right-of-way will be 50’ total. There will be no driveway access from Route 11. Bruce asked if the lots will all be residential or will some be other uses? Bob Carter advised that the only potential would be what is allowed in the regulations. Cooper Street Partners will not be doing the construction. They will only create the lots and build the road. Roger advised that they would have to come before the ZBA for a Special Exception for anything other than residential.
Bruce Jennings advised Mr. Carter that the Planning Board tries to encourage a substantial buffer from Route 11 because it is a scenic highway. Michael advised that the setback is 75’ from the center line of the road. Bob Carter advised that 100’ from the center line would be the closest any building could be because of the lot lines. Michael stated that the State right-of-way is 40’ from the center line.
Bob Carter asked if there were any concerns about the lots or the number of lots. Roger Landry reported that this is a drinking water protection area and asked how the subdividing has any effect. Bruce stated that it is up to the town to advise them to use best practices. Michael advised that if they are on the town aquifer, it could change the lot size. Peter White advised that if it is on the aquifer, it would change the lot size to 2 acres. Bob Carter advised that only Lot 12-2 has less than 2 acres. Michael stated that it may be in a well head protection zone.
Placement of the road was looked at and Michael advised that depending on where it is in comparison to Trow Hill, it would be better to have it across from that. Bob Bell advised that is a marsh area. Bob Carter stated that they had to take into consideration the work done by the State to correct drainage.
Derek Tatlock questioned steep slopes and Bob Carter advised that small sections looked to be potentially steep slopes and he will be checking those. Peggy Chalmers and Peter White expressed concerns about triangular shaped lots. Bruce Jennings advised that they could require 15% green space and that they may like that on Route 11. Michael stated that they may want to add the wet area.
Bob Carter questioned the cluster concept and Michael advised that if they decide on clustering, 50% green space would be requested. If they are individual lots, the amount would be 15%. Bruce advised that they are pretty committed to preserving that visual corridor. Roger questioned the old RT 11 roadbed as it has had a lot of water. Bob Carter advised that they will have to upgrade the culvert and improve the roadbed.
Michael stated the requirements are listed in Section 6.04 of the Subdivision Regulations plus they will need State permits. Peggy noted that there are three things to consider; a buffer to Route 11, check for the aquifer, and changing the triangular lots.
Peter White expressed concern over the location of the road. Bob Carter stated that they cannot have a dead end road longer than 1200 feet. Michael advised that fire and safety is the basis for the length of the road. Bob Carter questioned if he should pursue a single access and Peggy advised that he would have to prove that it would be a much better layout. Bruce stated that he would like to know what the area is going to look like and Peggy stated that a lot of things could be allowed by Special Exception. Bruce stated that the developer could have covenants and restrictions. Michael advised Mr. Carter that he can come back to the Board for another consultation before a final plan is submitted
MERGER
The PMR Trust Agreement Map 118, Lots 23&34 61 Piney Point Road
The merger application was reviewed by the Board. A motion was mad by Phil Porter to approve the merger. The motion was seconded by Derek Tatlock and approved unanimously.
MISCELLANEOUS
Pensco Trust
Bob Bell stated that there were 3 requirements to be addressed for his subdivision. For the bonding, they will be doing an $80,000.00 line of credit and is looking for wording for the bank. Roger advised that he can get that for him
Roger advised that the Fire Chief has stated that he does not want 3 accesses on one driveway. The lots of concern are 9, 10, and 11, and 6, 7, and 8. Bob Bell stated that he has done the first section of the driveway to town specs which will be 20’ wide and there are driveways off of that. There would really only be 2 driveways as the first one is the town road specs. He will put all the driveways on the plan. He presented the proposed deed wording for the conservation area lots which are 5, 7, 8, 9, and 10. The Board reviewed the wording and agreed that it looks good. (attachment with original)
Discussion on Scenic Roadways
Peter White suggested that they may need to establish an overly on Route 11 to preserve the greenway. Michael advised that they could that with setbacks and Peter stated that it may be applicable on some other roads. Phil Porter stated he thinks Routes 103B and 103 could be considered. Michael stated that the Board would have to decide what it would have to be and then how to go about it.
MASTER PLAN
It was decided to continue the mapping for the Master Plan at the next Master Plan Meeting due to time constraints this evening.
The meeting adjourned at 8:42 PM.
NOTE: The above minutes represent a summary, not a verbatim transcript of the tape.
NOTE: Any hearings now open and under consideration by this Board are continued to the next meeting of the Sunapee Planning Board.
Submitted by, Joan Bleau Approved
Peggy Chalmers, Chairman Allan Davis, Vice Chairman
Bruce Jennings Derek Tatlock
Philip Porter Peter White
Emma Smith, Ex-Officio Frederick Gallup, Ex-Officio Alt.
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