PLANNING BOARD
MEETING MINUTES
November 01, 2005
The meeting opened at 7:02 PM with the following in attendance: Helmut Busack, Chairman; Ralph Carter, Vice Chairman; Don Bormes, member; Dick Gardner, member; Carmine Cioffi, James Cianci and Jim Wells, alternate members; Andrew Livernois, Selectmen Representative and Dave Lorch, Town Planner.
October 4, 2005 Meeting Minutes:
Andrew Livernois makes a motion to accept the minutes with the following change, Change Borms to Bormes. Don Bormes seconds the motion. Vote: Unanimous. Motion passed.
October 18, 2005 Meeting Minutes:
Andrew Livernois makes a motion to accept the minutes with the following changes, Change Borms to Bormes and under New Business change quick claim to quit claim. Dick Gardner seconds the motion. Vote: Unanimous. Motion passed.
Old Business:
A. Continued public hearing for subdivision application PO4-SO6 with a revised plan for 9 lots on Mountain Road, Morrison Realty owner, map 8 lot 17, Agriculture Zone.
DES still has not issued Wetlands Permit. Mr. Morrison would like to move public hearing to workshop meeting on 12/6. Mr. Morrison also explains that by creating a deeded conservation easement, a nonconforming lot was created in this subdivision. Lot 3 will be 20' short of the required road frontage.
Ralph Carter makes a motion to move the public hearing to the 12/6 workshop meeting. Andrew Livernois seconds the motion. Vote: Unanimous. Motion passed.
B. Continued discussion of the Steele Hill Resort Zone. The Planning Board found a recreational resort district ordinance in Jackson, Wyoming. The members who have seen the ordinance feel that it is very well put together with a lot of information that may be used to put together a resort zone ordinance for Sanbornton. All members would like the chance to review this ordinance. Mr. Cutillo is requesting that Rod Dyer be able to meet with Town Counsel to discuss resort zoning. The Board does not feel that this is ready to be discussed with Town Counsel and that the board also does not have the time to be able to work out this Resort Zoning Ordinance so that it can be voted on at Town Meeting. Mr. Cutillo would like to be able to get this on the ballot for Town Meeting. Mr. Cutillo will return on 11/15 for further
discussion.
C. Continued public hearing for application PO4-SPO1 for Lepene Land Holdings, aka Country Oaks on Morrison Road, map 9 lot 98, Agriculture Zone, 48 units of elderly housing. Before disussion on this application, an objection is raised by Anne Cioffi. She protests the fact that Ralph Carter has not been present at most of the planning board meetings for Country Oaks discussions and she wants her feelings noted, that Ralph should not be allowed to vote on this matter. It is the feeling of the board that Ralph is a member and he will vote.
Mr. Bourdeau, Attorney- Thanks everyone for their patience and diligence. Mr. Bourdeau feels that with everyones input on this application that it has become a better project. Mr. Bourdeau asks the Board for Conditional Approval.
Paul Fitzgerald, Attorney (MRA)-Expresses concerns with 3 issues. First, the site itself. Asks if the site is appropriate for elderly housing. Feels that Morrison Rd. is an area of farms and single family dwellings and this development would have an emotional impact on the abutters. Second, Safety concerns. Even though there has been an impact study done, he sees the traffic as almost doubling. He also feels that there will be an impact on property values of the abutters. Water study issues are also on Mr. Fitzgeralds list of safety concerns. He is concerned with rd. salt and the runoff going into waterways around the property. Third, Wording of Ordinance 4 Q. Mr. Fitzgerald states that if the Board grants Conditional Approval, it should be with restrictions/covenants: require landscaping, alleviate the 2 buildings that
are closest to abutter Jody Slacks property line, impose impact fees and reduce the size of the development. Mr. Fitzgerald also thanks everyone involved with this project.
Mr. Bourdeau- stresses that this is not an assisted living or actual elderly housing complex. He feels that it will be a beautiful place to live for mature, independent individuals.
Public Discussion:
Jane Goss- asks, if this is not an elderly project, how can this fall into elderly housing.
Mr. Bourdeau- States that , if mature is elderly, then he himself is elderly.
Anne Cioffi- feels that even at her age, this project would not be appropriate for her with her medical problems.
Mr. Bourdeau- feels that each individual must decide if this complex would be right for themselves.
Ernie Martel- Says that he and his wife work in the Manchester, Bedford area and they chose to commute daily because they like the rural character of their home and neighborhood.
Discussion Closed.
Dick Gardner makes a motion to have the boards deliberation among the board only. Don Bormes seconds the motion. After some discussion, Don Bormes withdraws his second and Dick Gardner withdraws his motion in deference to planning board procedures.
Helmut Busack makes a motion to overide the planning board procedure. No seconds. Motion Fails.
Helmut refers members to Site Plan Review Regulations:
Page 1 Purpose 1-8
Page 3 Required Exhibits and Data
Page 4 General Standards B 1-2 C 2
Page 5 Erosion and Sedimentation F 1
Page 6 J (pesticide study of soil/groundwater)
Ralph Carter-commented that the project would greatly impact the local infrastructure and require very expensive off site improvements. to accommodate the project, Mr. Carter commented that the Town would need to: (1) widen Morrison Road to provide room for sidewalks for pedestrians from the project; (2) widen and rebuild local access roads to the project to handle the increase in traffic; (3) widen and rebuild Turkey Bridge, including its approaches; (4) replace culverts and upgrade drainage on local access roads; (5) supply fencing along the Bean's farm to replace the Bean's boulders. Mr. Carter commented that State Roads would also need to be upgraded to handle the traffic impact.
Don Bormes- Is concerned with the density of homes in the area. He feels that this project will change the character of the area and that maybe the number of units should be decreased.
Carmine Cioffi- also expresses concerns of the high density in the area (Rural/Agriculture).
Andrew Livernois- concerned with buffers between this project and the abutting Slack Property and between this project and the Rd. Andrew would like to see nice landscaping.
Jim Wells- feels that Mr. Lepene has complied with all requests.
Ralph Carter- suggests maybe 24 units with no buildings in the front of the development and an attractive buffer.
James Cianci- feels that there should be a specific number of units with definite reason.
Helmut Busack- feels that there should be less units, leaving more land for the residents pleasure. Helmut also expresses concerns about snow removal.
Andrew Livernois- feels that this will be a nice development, but we need to decide what would be an appropriate number of units.
Jim Wells- says that Mr. Lepene has proven that 48 units will work on this property.
Helmut Busack- feels that the area is premature for development. He is concerned with Turkey Bridge load limit (safety equipment). He also expresses concerns for the aquafir and brooks downstream from the property. He states, No ADA Compliance.
Don Bormes moves to deny final site plan approval for application PO4-SP02, Lepene Landholdings LLC owner, located on Morrison Road, map/lot 19/98 to construct 48 residential units for a retirement community for the following reasons: The adverse impact this development will have on the infrastructure of this community makes it premature for development at this particular time. Helmut Busack seconds the motion.
Discussion: Dick Gardner feels that Mr. Lepene has a good plan and that the board should not have come up with so many flaws. Andrew Livernois feels that Mr. Lepenes plan was good and that maybe the two buildings in the front of the development should have been deleted. Andrew opposes the motion. Ralph Carter feels that the infrastructure to support this project is way to high. Carmine Cioffi expresses feelings that the cost to the Town is going to be to high.
Vote: In favor of motion to deny- Ralph Carter, Don Bormes and Helmut Busack.
against motion to deny- Andrew Livernois and Dick Gardner.
Motion to deny passes.
Other Business:
11/29 8:00 PM Budget Committee on Planning Board Budget
Meeting adjourns at 10:00 PM
Respectfully submitted by
Daureen Harding, Planning Board Secretary
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