Planning Board Minutes
December 7, 2006
The meeting opened at 7:03pm with the following members in attendance: Helmut Busack, Chairman; Don Bormes, Vice Chair; Dick Gardner, Member; Cindy Merchant, Alternate; Carmine Cioffi, Alternate and Bob Ward, Town Planner.
1. Role call
As listed above. Absent were Ralph Carter, Member and Andrew Livernois, Selectman’s Representative.
2. Seating of alternates
Cindy Merchant was seated for Ralph Carter
3. Action on minutes
a. Regular Planning Board Meeting of November 16, 2006
Vice Chair Bormes made a motion to accept the minutes of November 16, 2006, 2nd by Dick Gardner. No corrections/ amendments. All in favor.
Bob Ward addressed the Board to place additional items on the agenda for the meeting. Additional items were as follows:
5. New Business
c. Heads-up: Woods/Lewellen proposed 2-lot subdivision
d. Building permits on Class VI Roads / Brown Road
6. Other Business
d. Driveway permits on Town Roads and State Highways
7. Planners Update
c. Monthly financial report
d. Update on Elm Farm Estates
All items were successfully added to the agenda.
5. New Business
c. Heads-up: Woods/Lewellen proposed 2-lot subdivision
Bob Ward explained that the intent of this discussion is simply a heads-up. The applicants have submitted a subdivision application and a non-binding technical review will be scheduled for the next Regular Meeting on January 18, 2007. Mr. Ward explained that Patricia Woods and Susan Lewellen wish to subdivide an existing lot into two lots for estate planning purposes. The total parcel size is just less than 38 acres and is located on Shute Hill Road and Old Coach Road. The proposed subdivision consists of one 11.86 acre lot and one 26.1 acre lot.
Chair Busack recused himself from the discussion due to abutter status and appointed Vice Chair Bormes as Chair for the remainder of the discussion.
Bob Ward further explained that the road frontage on Shute Hill Road, which is a Class V Road, is substantial. Discussion followed pertaining to possible issues due to premature for development status and set-asides. Mr. Ward reminded the Board that these issues will be discussed in January when the applicants come before the Board for a preliminary conceptual consultation.
Chair Busack rejoined the meeting.
d. Building Permits on Class VI Roads / Brown Road
Bob Ward explained that this item is a request for Building Permits on either side of Brown Road which is a Class VI Road. Both parcels are lots of record and have separate Tax Maps and Lots both are owned by Louise Morrison. There is a purchase and sales agreement existing between Louise Morrison and Walter Apt. Brown Road creates a natural subdivision between these lots and all road frontage is on a Class VI Road. Law prohibits the Town Building Inspector from issuing building permits on Class VI Roads. The responsibility of issuing these permits falls on the Board of Selectmen with the Planning Board providing their recommendations to the Board of Selectmen. Mr. Apt appeared before the Board as the agent for Louise Morrison. He stated that he has had the land surveyed by a
licensed surveyor and the plan has deed recorded at the Belknap Registry of Deeds. Discussion followed concerning the Planning Board’s role in the process of issuing building permits. Chair Busack made a motion that Mr. Apt appeared before the Planning Board representing Louise Morrison in regards to placing buildings on pre-existing Tax Map 8 Lot 95 and Tax Map 8 Lot 2. The Planning Board wishes to relate to the Board of Selectmen that it has no problem with the issuance of building permits in this case, 2nd by Cindy Merchant. Dick Gardner expressed his concern about placing buildings on Class VI Roads as it is not consistent with subdivision regulations and there is a question of public safety vehicles being able to reach the homes. Further discussion followed. Chair Busack called for a vote on the motion. 3 votes yes, 1 vote no. Motion passed.
6. Other Business
b. Input from Attorney Waugh re: Zoning Amendment process
Bob Ward related to the Board that he had received a response from Attorney Waugh regarding the time frame of beginning discussions concerning Zoning amendments. He stated that Attorney Waugh responded that State law does not stipulate the earliest date when the Zoning amendment process can begin; such discussion can start whenever the Board feels it wishes to do so. Mr. Ward gave a copy of this correspondence to the members of the Board.
4. Old Business
a. Discussion concerning changes to the Zoning Ordinance for Town Meeting 2007
Bob Ward asked the Board for any suggestions or ideas they may have for possible amendments to the Zoning Ordinance to begin this process. Vice Chair Bormes stated that he would like to see the section on Common Areas rewritten in regards to wetlands and steep slope. Bob Ward suggested that Mr. Bormes write something up and bring it to the next meeting for further discussion. Vice Chair Bormes also suggested an amendment in the Agricultural Zone to increase road frontage to 300 feet and lot size to 6 acres. Bob Ward stated that he feels this is doable and appropriate to put on the Town Warrant for an amendment to the Zoning Regulations.
Chair Busack suggested eliminating any new 1000 foot dead end roads and to do away with Cluster Zoning all together. Cindy Merchant asked if this could be allowed only in certain areas. Don Bormes stated that it could be specified as to where it would be allowed. He further stated that we could slow down cluster developments and control them but feels that stopping them completely could lead to legal challenges and needs to be further researched. Chair Busack stated that there are already 120 miles of Town-maintained roads in town and feels that there is no need for any more. He asks that Bob Ward research other Towns to see how they deal with the issue of dead end roads. Chair Busack suggested amending the Zoning Ordinance to state that any future subdivisions only allow
private roads that are below the minimum standards that the Town will allow for acceptance as public roads, thereby forcing the roads to be privately maintained. Bob Ward stated that this is not a Zoning issue and can be addressed at any Planning Board meeting with public notice given for an amendment to the Subdivision Regulations. Chair Busack also suggested doubling the frontage on any new loop roads in a subdivision to better control growth. Bob Ward stated that he feels a political case may be made in regards to eliminating cluster developments based on economic projections concerning clusters. Discussion amongst the Board ensued regarding these suggestions.
Dick Gardner left the meeting at 9:00pm. Carmine Cioffi was seated in his place as a voting member.
Bob Ward asked each Planning Board member for their suggestions for road frontage and lot size in the AG Zone. Suggestions were as follows: Don Bormes – 300’ / 6 acres; Cindy Merchant – 300’ / 3 acres; Chair Busack – 320’ / 3 acres.
Bob Ward suggested changing lot size in the Forest Conservation Zone to 50 acres to provide economically viable large scale Forest land management. He also suggested amending the Zoning Map by changing several small areas in the north eastern portion of the Forest Conservation Zone to General Agricultural as the smaller remnants in these areas can not be regulated in this way. Questions regarding the exact locations of these areas followed. Bob Ward stated that he will check with the Lakes Region Planning Commission about having the Tax Map and the Zoning Map superimposed so it is clearer exactly where these areas lie. It was agreed that further discussion and research need to occur regarding all these matters and discussion will continue at the next Workshop Meeting to be
held January 4, 2007.
5. New Business
b. Discuss filing charges at Belknap County Registry of Deeds for Town of Sanbornton Planning Board costs.
Bob Ward explained that no fee is currently in effect to cover the costs of filing approved Final Plats. He further explained the formula used to calculate the proposed $25 fee. He asks that the Board review this information and vote on it at the next meeting.
4. Old Business
b. Discussion concerning proposed amendments to the subdivision application fees.
Carried over
c. Continued discussion re: Subdivision Regulations amendments
Carried over
5. New Business
a. Review and approve application for Voluntary Merger.
Carried over
6. Other Business
a. Input from Attorney Waugh re: Subdivision review process matters
Carried over
c. Discussion re: Appointment of Alternate to Planning Board
Bob Ward asked the Board if there had been any word on the appointment of Sandy Leighton as a Planning Board Alternate. Carmine Cioffi responded that at the Selectmen’s meeting the Board had approved her appointment.
d. Driveway permits on Town Roads and State Highways
Carried over
7. Planners Update
a. Correspondence
Bob Ward handed out correspondence that has been received since the last meeting on November 16, 2006.
b. Update: Route 3 Auto Sales
Bob Ward explained that he reviewed this with Chair Busack prior to Thanksgiving at the request of the applicant who is applying for a license from New Hampshire Department of Motor Vehicles to sell used cars. The Planning Board has to sign off on this prior to Motor Vehicle approval. Chair Busack explained that it was established that Mr. Caravona had an existing license from NH-DMV and on that basis and with the condition that there is compliance with the sign ordinance and the site plan review ordinance, which were written right on the form, Mr. Ward signed the form and sent it back to NH-DMV. An appointment was made for the applicant to come in and meet with Mr. Ward on December 5th. The applicant did not show up for the meeting. Mr. Ward explained that
it appears that several site changes are being contemplated by the new owner such as driveway location, parking, outdoor display areas, drainage, signage and lighting. He further stated that he will again attempt to contact the applicant and go to the site to review changes as there may be significant enough changes to require a site plan review. He will report back to the Board with his findings.
c. Monthly Financial Reports
Bob Ward pointed out to the Board that copies of the current monthly financial statements have been included in their packets for review.
d. Update on Elm Farm Estates
Bob Ward explained that John Early, an officer with Leighton Estates Home Owners Association, did some research concerning easements and has prepared a report of his findings. Mr. Ward has contacted Mr. Golde regarding this and has forwarded the information to him.
8. Meeting Adjourned
Vice Chair Bormes made a motion to adjourn, 2nd by Cindy Merchant. All in favor.
Meeting adjourned at 10:03pm
Respectfully submitted,
Carole Chase
Recording Secretary
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