TOWN OF BRADFORD
PLANNING BOARD
REGULAR SESSION
MAY 12, 2009
7:00PM
Call to Order and Roll Call:
Phil LaMoreaux, Chair called the meeting to order at 7:05pm with Marcia Keller, Barry Wheeler, Jim Bibbo, Alternate, Sonny Harris, Jane Johnsen, Alternate, and Marge Cilley Secretary, present. Jack Meaney, Selectmen Representative, Bill Glennie and Barbara Vannata were absent.
Phil LaMoreaux, Chair seated Jane Johnsen for Bill Glennie and Jim Bibbo for Barbara Vannata.
Motion was made to accept the April 14, 2009 minutes by Jim Bibbo, seconded by Barry Wheeler. Marcia Keller abstained having not been at the meeting. Motion carried 5-0
Conceptual Consultation:
1. Autumn Rose property, corner Johnson Hill Road and Woodland Heights:
Art Conkey appeared before the Planning Board representing Autumn Rose, for property on the corner Johnson Hill Road and Woodland Heights. Map 2, Lot 61. Two different concepts were presented to the board, done by Richard Bartlett and Associates. Mr. Conkey was advised a surveyor would need to check out the area. It was also mentioned that the new Subdivision Regulations are nearly ready for use. At this time, there appears to be no major problems seen by the Planning Board members.
2. Maxine Mendez property, Center Road
Maxine Mendez, came before the Planning Board concerning a Minor Subdivision and Boundary Line Adjustment at 200 Center Road, Map 6, Lot 95. Currently the property is subdivided with a house on 9.6 acres, with the rest in open land. Ms. Mendez wishes to subdivide the land into two lots, with the lot with the house be increased in size to 34 acres. This would make a 17 acre lot and a 98 acre lot, thus creating two new lots. Desire is to have one shared driveway for all three lots with the one bridge, which would be a single lane, 12 foot wide. Ms. Mendez was advised that prior to doing anything, she should have this designed by a professional engineer and she should contact the Fire Chief to question if a 12 foot bridge would be acceptable, as well as the width of the road with it being a shared drive. It was also suggested that a request for width to depth ratio waiver be made when making application on the proposed 34 acre lot. Ms. Mendez also advised she has a pond on the property and is considering putting in a hydrant which could serve as a fire pond on the property.
Arkadi Nikiforow, 127 Pleasant View Road:
Mr. Nikiforow came before the Planning Board resulting from a letter addressed to him from the Planning Board regarding a possible Kennel operation. Mr. Nikiforow advised he has lived there since May 1997. He presented a map for review, showing fencing and advised he has 10 or 11 dogs presently. Mr. Nikiforow advised that when his wife was at the residence with her cocker spaniels, they had as many as 20 dogs there. Marcia Keller advised that the town does not have an Agricultural Zone, but a Rural Residential Zone. Phil LaMoreaux, Chair advised the Zoning Ordinance regarding Kennel Facilities was adopted around 2004. Phil LaMoreaux, Chair stated there are two questions: The property has been owned since 1997, the other thing is to operate continuously as a kennel without a break of any kind, from the time before the section of Zoning was adopted, and then one would be free from having to comply with the new regulations. If there was a break in time, then you would be required to comply with the new regulations. Marcia Keller advised that: We are talking about our Zoning Ordinance which requires, because you are in the Rural Residential District, if you are running a business there dealing with the dogs, it is considered a commercial use and requires a special exception from the Zoning Board of Adjustment, and a Site Plan from the Planning Board. The Kennel Facilities section of the Zoning Ordinance was read by Phil LaMoreaux, Chair. Mr. Nikiforow will submit a Site Plan to the Planning Board to meet the requirements of the Zoning Board, who in turn will forward a request for special exception from the Zoning Board of Adjustment.
Conceptual Consultation (Continued):
Jim Bibbo stepped down from the Planning Board at this time.
Jim Bibbo, Deer Valley Road, Subdivision, Map 8, Lot 12
Mr. Bibbo came before the Planning Board with a plan to divide 12.5 acres from his property. There is 400 feet of road frontage. He presented a plan for the members to examine. Jim Bibbo will need to submit an Application first then request a Variance from the Zoning Board of Adjustment. Suggestion was made to have the property surveyed to find 5 buildable acres.
Jim Bibbo returned to the Planning Board for the rest of the session.
Ledgewood Pines, Mark Brunnel, Old Warner Road, Map 3, Lot 94,96.
Phil LaMoreaux, Chair advised he had received an e-mail from Mark Brunnel that due to previous engagements, no one was available to attend tonight’s meeting, but would like to be on the agenda for next month.
Response to letters sent out by the Planning Board:
DPX2, Dan Pettiglio response letter dated May 6, 2009, was read by the members of the Planning Board. (Letter on file). The consensus of the board was to notify the Selectmen that they are not in compliance with the approved site plan, and further action needs to be taken.
To Do Folder:
A Site Plan Revision from Valley Transportation was discussed and review of the lighting will be done and brought up at the next meeting. No Public Hearing is required.
Site Plan Application and Subdivision updates:
The two updates were discussed and will be looked at one more time for final approval prior to being printed and put out for the public.
Meeting Adjourned 9:10pm
Respectfully submitted
Marjorie R. Cilley
Secretary