Draft
Sanbornton Planning Board
Workshop Meeting Minutes
August 2, 2007
The meeting opened at 7:00 pm with the following members in attendance: Helmut Busack, Chairman; Don Bormes, Vice Chair; Carmine Cioffi, Member; Dick Gardner, Member; Steve Ober, Selectmen’s Representative; Cindy Merchant, Alternate; Terry Lewis, Alternate, Mary Earley, Alternate and Bob Ward, Town Planner.
1. Role Call
As listed above, absent were: Evelyn Auger, Alternate and Peter Dascoulias, Alternate.
2. Seating of Alternates for absent Members
No members absent.
3. Old Business
a. On-site visit to property of Peter and Christine Thompson, NH Route 127 (Tax Map 15, Lots 64-1 & 64-2)
Bob Ward explained that authorization had been obtained from the property owners for the Planning Board to do an on-site inspection but no authorization had been given for the public to enter onto the property. He explained that he had spoken to Christine Thompson in the afternoon and related to her that this authorization needed to be to the Board by 7:00 pm. If no authorization is given then a full inspection of the property can not take place although the road frontage can be looked at either way. Dick Gardner stated that he had spoken to Christine Thompson earlier and she had expressed concern that no notice had been sent to the other owners and that the inspection was not in the minutes from the previous meeting. Chair Busack stated that all contact should go through the Town Planner, no Planning Board
member should have individual contact with the applicants, all inquires should be directed to the Town Planner. He further stated that all discussion with the owners should be refrained from while the on-site inspection is being done, general questions are all right but discussion should be avoided. Bob Ward stated that there is a limited amount of time to complete the inspection and asked the Board if they would like to set a time on a weekend to complete the inspection of the interior of the property. He further stated that a weekend inspection would enable to surveyor and engineer to be present also. Chair Busack stated that the Board would take it under advisement.
The meeting was recessed at 7:15 pm to proceed to the site.
The meeting reconvened at 8:18 pm.
Chair Busack stated that the Board was only able to look at approximately 1/3 of the site. Steve Ober asked if the applicants had stated that they did not want the Board to go back. Bob Ward stated that Christine Thompson has said they would prefer for the Board not to return for further inspection. He further stated that he will try to get ariel views of the property both with leaves off and leaves on for the next meeting.
4. New Business
a. Belknap County Economic Development Council request for input on Comprehensive Economic Development Strategy (CEDS)
Bob Ward explained that this is a request from the Belknap County Economic Development Council (BCEDC) for input from the appropriate Boards in all communities in Belknap County. This request can be completed by the Planning Board or the Planner can confer with the Town Administrator. The example provided by the BCEDC lists several major projects that are included in the Town’s CIP. Steve Ober stated that he feels this can be completed by the Town Planner and Town Administrator. Bob Ward stated that the only other place to get information for this would be to look at the Town’s Master Plan and see what is in there, but that this information is very out-dated as the Master Plan was completed in the early 1990’s. Bob Ward stated that this is a low priority which is out of synch with
Sanbornton’s master planning schedule. Dick Gardner stated that he does not feel this needs any more time put into it. He suggested submitting what was provided in the example after it is discussed with the Town Administrator. All agreed.
b. Review of tables summarizing Zoning Ordinance
Bob Ward stated that these tables are a summary of Zoning Ordinance Dimensional Standards in the Zoning Districts and Overlay Districts. He further stated that if the Board agrees he would like to submit this simplified document to the Town’s web site and incorporate it into the Zoning Ordinance as an appendix. He also stated that he would like to compile a “Table of Uses”. Most Town’s do not use lengthy narratives to list the uses which are either permitted by right or by special exception. A “Table of Uses” is much more helpful. These would be submitted to the Zoning Board of Adjustment (ZBA) for their review, input and agreement. The Board agreed that this is a great idea and requested that Mr. Ward research set-backs in the Historical District and underlying zones
before this is submitted.
c. Review of status of amendments to Zoning Ordinance (1956 to 2007)
Bob Ward explained that this is a result of research he asked to be done by the Planning Board Secretary. There are several years that amendments voted on at Town Meeting are not reflected in the current Ordinance. This is simply a heads up as research is almost complete. He would like to approach the ZBA with the information to explore the best way to proceed with the findings. Don Bormes suggested writing a letter to the ZBA stating what is being done so that no breakdown in communication can occur. Carmine Cioffi made a motion to write a letter to the Zoning Board of Adjustment explaining the research and tables being worked on, seconded by Don Bormes. All in favor, motion passed.
d. Lakes Region Planning Commission
Steve Ober stated that Carmine Cioffi and Ralph Carter have been appointed by the Board of Selectmen to serve on the Lakes Region Planning Commission. Chair Busack stated that he would like an accounting of all of the services provided by Sanbornton for Lakes Region Planning Commission for the year.
5. Other Business
a. Subdivision Regulations: Administrative Issues
Bob Ward explained that there are several issues concerning the Subdivision Regulations that he would like to discuss with Attorney Bernie Waugh. He explained that the first issue he would like to discuss with Attorney Waugh is the question of Boundary Line Adjustments. The current Regulations state that these are to be done using the same procedure. Some concerns were raised by members of the Board, particularly Evelyn Auger, and he would like to speak to Attorney Waugh for guidance.
Second is Conditional Approvals. Specifically a conditional approval based on ZBA approval. The ZBA is an appeals Board, therefore you can not bring a case to them unless it has been denied by the Planning Board. This issue needs clarification also.
Third is the question of Right-of-Ways. The current standards say a road right-of-way is to be 50' or wider if the Board requires it. The Board needs to set a policy when either a substantial cut or fill is being proposed in the layout, design and engineering of a proposed subdivision road. The NH DOT policy is that the side slopes must be controlled and maintained by NH DOT and therefore must be within the right-of-way of the highway and become the property of the State. If the proposed subdivision road is to become a Town road then the Town needs to control the side slopes. Bob Ward stated that the Board needs to look at right-or-way widths as being more flexible based on side slope requirements. Chair Busack stated that this is important for things like snow removal and drainage. Carmine Cioffi stated
that new roads should never cost the Town money and that there are various roads in Town which have cost the Town a lot of money due to this problem. Steve Ober stated that he would like to see more research done. See what the State does, what other Towns are doing. Bob Ward stated that the language for wider right-of-way widths is already, in the current Subdivision Regulations but the Board needs to be more flexible in its interpretation.
Forth is a process question concerning Public Hearing format. There is a question as to how Alternates function. Are Alternates allowed to contribute to the decision making session? Mr. Ward further stated that it needs to be established to what extent the Alternates are used in the Public Hearing. Chair Busack stated that the law needs to be checked to see exactly what is allowed.
Bob Ward stated that the last issue does not need to go to Attorney Waugh. There are discrepancies between the Subdivision Regulation and Zoning Ordinance definitions. A change to the Zoning definitions would need to go to Town Meeting and a change to subdivision definitions would need to go to Public Hearing. The Board agreed that research as to what the discrepancies are should be done so that the best way to approach this may be determined.
6. Planners Update
Morrison Road Subdivision
Bob Ward explained that he had been contacted regarding a deed for the Morrison Road subdivision. This deed was mailed to the Town for signatures well over a year ago before he came on board as Town Planner. It needs to be reviewed by the Planning Board and signed by the Selectmen. He further stated that this task can be delegated to the Selectmen’s Representative, the Chairman and the Town Planner for review. Dick Gardner made a motion to have the Selectmen’s Representative, the Chairman and the Town Planner review the deed and submit it to the Board of Selectmen for signatures if everything is in order, seconded by Don Bormes. All in favor, motion passed.
Master Plan Advisory Committee
Bob Ward stated that appointments for the Master Plan Committee are coming in very slowly. Tim Grant has been appointed by the ZBA, Elizabeth Merry for the Historic District Commission and Steve Ober for the Board of Selectmen.
7. Adjournment
Don Bormes made a motion to adjourn, seconded by Carmine Cioffi. All in favor, motion passed.
Meeting adjourned at 9:48 pm.
Respectfully Submitted,
Carole Chase
Recording Secretary
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