TOWN OF BRADFORD
PLANNING BOARD
WORK SESSION
SEPTEMBER 28, 2010
7:00PM
Marcia Keller, Chair called the meeting to order at 7:10pm after returning from the Site Walk at Corsair Realty property on Pleasant Valley Road. In attendance were: Barry Wheeler, Sonny Harris, Phil LaMoreaux, Bill Glennie, Harry Wright, Selectmen Representative, Jim Bibbo, Alternate, John Greenwood Alternate and Marge Cilley, Secretary. Absent was Barbara Vannata.
Marcia Keller, Chair seated Jim Bibbo for Barbara Vannata.
Site Walk:
The Site Walk at the Corsair Realty Gravel Pit on Pleasant Valley Road, Map 7, Lot 29, which was held at 6:00pm, was discussed with Ed Hauck, Representative for Harriet Hobbs, Manager. Marcia Keller, Chair questioned the board members as to what their ideas are for proceeding. Barry Wheeler suggested the water flow could be changed immediately. Mr. Hauck advised their intention is to get the excavator in there on 7th of October and do the driveway and get it all done prior to winter. There is a culvert that is going the wrong way, and needs to be turned around per board members. Also some water bars could be put in coming down the old road to divert the water in another direction.
Nicki Dubaere questioned Mr. Hauck if their intention is to direct the water so in the spring, the water will not go onto their property? Mr. Hauck advised he has not looked at the culvert in question as yet. John Greenwood questioned the driveway grade which is showing on the map presented.
Marcia Keller, Chair advised there is a $1,000 fee deposited for an Engineering Review, and suggested the Town Engineer review the plans of the grade of the road as well as the impact of the culvert to be evaluated as has been presented to the board. Provan and Lorber has been used in the past, however, if they cannot do it in a timely manner, another Engineer will be used.
Motion was made by Sonny Harris to send the Plan that was presented to the board out to an Engineer to be reviewed for Corsair Realty Gravel Pit on Pleasant Valley Road, Map 7, Lot 29 for compliance and regulations. Phil LaMoreaux, seconded. Motion carried 7-0.
Marcia Keller, Chair advised a note should also be put on the plan requesting the Engineer to look at the culvert in question, as they are looking at the whole site.
Mr. Hauck advised if he has a piece of machinery on site, he would fix the culvert, but he would not bring in equipment to just do that. He indicated they have not done anything to that property as yet.
Mel Pfeifle advised that the current property owner did create that issue with that culvert, and it should be fixed so that it does not impact the Dubaere property. The run off up there is a big issue. Mr. Hauck questioned if it is such a big concern, prior to this submittal, why wasn’t it brought to someone’s attention. Nicki Dubaere advised she had
been to the Town Hall and tried checking out the culvert, and nowhere has anyone gotten permission to install it. Nicki Dubaere advised she understands that it is more convenient to change the culvert when he has equipment there, but Mr. Hauck also must understand that this is where I live. It not only blew out my pond, flooded my back yard, I also had 4 ½ feet of water in my basement, I’m the one feeling the repercussions, not you, and if you can take care of this when your equipment is on site, I would very much appreciate it. Bill Glennie advised Ann Eldridge, Conservation Commission was concerned about the berm. This was discussed and Mr. Hauck advised when you disturb it now, with the pitch of the hill, it would create a bigger water problem. Mr. Hauck stated that the property does need to be well thought out on both sides. Marcia Keller, Chair advised this would be addressed at the Public Hearing.
Provan and Lorber will be contacted on September 29, 2010 for availability as Engineer’s to review the plan. Marcia Keller, Chair requested permission to go on Site for one of the Planning Board members and someone from Provan and Lorber. Mr. Hauck advised there would be no objection.
There will be a Public Hearing on the Gravel Pit application continuation on October 12, 2010.
Jim Bruss, Bruss Construction – Conceptual Consultation – Former Dodge’s Store:
Jim Bruss thanked the board for seeing him this evening.
Mr. Bruss advised their thought is to take down the building to the right of the old store and create 15 parking spaces. Mr. Bruss advised they are looking to do a Lot Line Adjustment to create the smaller lot from the back and the larger lot in the front. The Right of Way would be unchanged. The store area would be used as a retail facility. Marcia Keller, Chair questioned if the existing Right of Way could be looked at under the Street Platt? A Variance for the rear lot requirement needs to be looked into for the ZBA to make a ruling. They would like construction to start in late November early December per Mr. Bruss.
They would like to maintain the front entrance for esthetics, but would be lowering the grade at the right corner which is elevated. Thoughts are they would put in a door with a canopy on the side, and put the front doorway back like it used to be from old pictures.
Marcia Keller, Chair advised there will be a Town Forum meeting on Saturday morning, November 6, 2010 at the Highway Garage from 8:30am to 11:30am.to discuss and prioritize where the town wants to go. It was stated that the Fire and Police Department’s would have to sign an endorsement for the roadway leading to the back lot that it could be used in an emergency.
It was stated that a Boundary Line Adjustment, Street Platt and Subdivision Application would be required.
Marcia Keller, Chair seated John Greenwood for Barry Wheeler who left the meeting.
Review and Consideration of August 24, 2010 Minutes:
Motion was made by Jim Bibbo to approve the Planning Board minutes of August 24, 2010 as presented. Seconded by Bill Glennie. Motion carried 7-0.
To Do Folder:
Upcoming meetings and/or conferences were discussed.
Public Input for Zoning Ordinance Amendments:
a. Workforce Housing:
Marcia Keller had forwarded information regarding Workforce Housing Ordinance the Planning Board proposed last year as well as the Town of Warner Ordinance, which did pass last March, along with the reasoning the Town of Warner put on their ballot.
Marcia Keller, Chair requested each Planning Board member to review the Workforce Housing Ordinance to see if anything needs changing, then schedule a Public Hearing on October 12, 2010. Suggestion was made by Phil LaMoreaux that the Ordinance is fine as is, but to just add the reasoning for the Ordinance.
Motion was made by Phil LaMoreaux to hold a Public Hearing on October 12, 2010 for a Zoning Amendment on Workforce Housing. Seconded by Bill Glennie. Motion carried 7-0.
c. Buildable Acres:
Discussion ensued regarding the definition of Buildable Acres.
Residential/Rural District will read from: One dwelling unit for two buildable acres will be changed to read: It must contain a building envelope of ½ acre of contiguous land void of steep slopes greater than 30%, be free of wetlands and setbacks. Phil LaMoreaux will write up the re-wording and forward to the Secretary.
e. Wireless Communications:
Discussion ensued regarding Wireless Communications and Jim Bibbo will apply his changes to specific parts of the Ordinance and then write in under the applicability in #4.
b. Home Business:
Discussion included Accessory Building which could be changed to Accessory Unit. Also brought up that a Home Business should not create noise, nuisances, dust, odor that would interfere with the enjoyment of residents or neighboring residents. Also questioned was if a Home Business Compliance form would be necessary.
d. Zoning Amendments:
A discussion ensued.
f. Island Lots:
Marcia Keller, Chair advised this pertains to RSA 674:41-II-a
Stated that no Building Permit shall be issued for a lot that does not have access to a Class V or better road. This is why they put in the Street Platt and the proposal under the statute the section 674:41-II-a which states Municipalities may except any lot, including island lots for islands served exclusively by boats, from the requirements of paragraphs I and II by an affirmative vote of the local legislative body pursuant to RSA 675, first submitted to the planning board for its approval. To accept from that provision those lots on the back side of Lake Massasecum that are not serviced by any kind of a road and the three islands on the lake. Without this amendment in place, every building permit whether the town recommends it or not, that’s been issued out there, a new house or anything else is contrary to State law. Also a waiver of liability should be filed.
g. Natural Resource protection:
Phil advised he has not been able to do anything at this time.
Planning Board Tapes:
Discussion regarding the length of time to keep the tapes was discussed, and the previous minutes will be perused to see when the time limit was set at two years. The Rules of Procedure will need to be updated to show the correct timing.
Funding For Jeff Taylor, President, Jeffrey H. Taylor & Associates, Inc:
Marcia Keller, Chair discussed possible funding for Jeff Taylor, Consultant in Community Planning to come before the residents of Bradford with facilitating a
Town Forum, looking for what is most important to be done first in the town. Three of the issues of concern are the Town Hall updating, the Brownfields (The Old Naughton property) and the Community Center. This meeting will be held on November 6, 2010 at the Highway Garage beginning at 8:30am for coffee and donuts with the meeting beginning at 9:00am until 11:30am. for discussion. Fliers will be sent out to invite the public. Consensus from the board was yes to pay a portion of the funding to have Jeff Taylor come to the Town Forum on Nov. 6.
The Planning Board will meet with the Budget Committee on Wednesday, October 6, 2010 to discuss what impact a 5% decrease in their 2011 budget would have on their Department. Phil LaMoreaux will be the representative from the Planning Board.
CIP Update:
The CIP committee will be meeting on Thursday, September 30, 2010 at 6:30pm,
when all departments should have their reports in and Jon Marden will have it forwarded to Cheryl Behr, Administrator who will put it on a spread sheet in preparation of the meeting per Bill Glennie.
Lumber Barn Sign Status:
Marcia Keller, Chair advised February 9, 2010 the Planning Board denied what Mr. Webb wanted for a sign at the Route 114 address, and at that time it was understood he would be looking for a variance with the Zoning Board of Adjustment, which has not been done.
A notice will be forwarded to Mr. Webb, Lumber Barn advising a Site Plan Revue is required, and if no response, a letter will be forwarded to the Selectmen advising them of the concern.
Other signs being discussed are:
1. Appleseed A Frame sign on Route 103.
2. Geoffrey Hirsch, Antique Sign on Route 103.
3. OE Trucking – Recharge Air Conditioning sign still up.
Motion was made by Phil LaMoreaux to send a letter to the Selectmen noting the presence of three temporary signs on separate lots, one being Appleseed, Antique Shop owned by Geoffrey Hirsch and Air Conditioning sign by O E Trucking. Marcia Keller, Chair seconded. Harry Wright abstained. Motion carried 6-0.
Consensus of the Planning Board was to order 16 Planning and Land Use Regulation Handbooks and 2 Planning and Land Use Regulation books with CD’s.
No other business to come before the Planning Board, Meeting adjourned 10:00pm.
Respectfully submitted,
Marjorie R. Cilley