Members:
Chairman Matt Fish, Co-chairman Brian Sullivan,
Andrew Fairbank, Selectmen’s Rep. Dan Donovan, Alec MacMartin, NRPC Rep.
Steve Wagner and Alt. Bill Condra.
Richard R. Tuttle Sr., Trustee & C.
Subdivision
Brain
VOTE: Mr. MacMartin made a motion to continue
until next month. Mr. Sullivan seconded
the motion. Motion passed unanimously.
John & Jessie Garabrant –
Change of use from single family to a two
family unit
The
site plan for conversion in a two family home in village district is not
complete.
The
building permit application is still in the Building Inspector Bill Condra’s desk
and the applicant has not come back with a plan to comply with the square
footage.
VOTE: Mr. MacMartin made a motion to rescind
the conditional approval for failure to meet the conditions and to deny the
application for lack of prosecution.
Mr. Donovan seconded the motion.
Motion passed unanimously.
The
secretary will forward a notice of decision and a denial letter and copy of the
minutes to the applicant.
Household of Faith –
Change of use from single family to four
dwellings
Alec MacMartin is off the Board. Alt. Bill Condra will replace him.
Peter
Manha was present.
See file for following items:
Letter
from the Fire Chief Ray Dick. (letter
was read at meeting)
Letter
from Jim Tuttle, Water Dept., dated
Mr.
Tuttle’s letter addressed if there were adequate water and there are some fire
code issues. Discussed if the fire code
concerns would be an issue for the site plan or CO. Mr. Condra explained the site plan and the
fire codes are standards and informed the Board the applicant needs a one hour
fire wall between the units.
The
current water line is adequate for two dwellings. The applicant questioned if the building can
start as two units if satisfied the sewer dept.
Mr.
Condra explained the applicant needs five permits; one for each unit and one
for the common space such as the parking.
The applicant will receive four residential units CO and a fifth one
for the common area as code compliance.
It
was noted that half the propane tank is on the setback. Discussed if the surveyor did an on-site
survey or via the tax maps. It was
determined the lot lines came from the deeds.
VOTE: Mr. Sullivan made a motion to accept the
application. Mr. Condra seconded the
motion. Motion passed unanimously.
VOTE: Mr. Sullivan made a motion to approve the
plan. Mr. Donovan seconded the plan. Motion passed unanimously.
The
plans were signed. The Board kept five
copies and gave one to the applicant.
The applicant was informed if they need more to bring copies to the town
hall for signatures.
NRPC
will call in the fees into the office.
Mr. MacMartin is back on the Board and Mr.
Condra left the meeting.
Sign Application
The Woolery –
Deb
Degan was present
The
applicant wishes to install a two sided sign 4” x 3” rectangle.
The
area is 28 square feet. The height above
grade is 5 ft.
She
questioned if the existing side is on the gable then it can stay. Mr. MacMartin read the ordinance and since
the building is in the Industrial Zone it was determined the existing sign must
be removed from the building. “Can have
a 4 square foot sign for the purpose of identifying the location of the
business”.
Ms.
Degan does not feel she has excessive signage by looking at the other
businesses in the area. She was informed
that House by the Side of the Road/Convenience 101 should be down to one sign. Dan Donovan is encouraging people to file
petition warrant article since he feels the ordinance is overly restrictive. Also some of her neighbors are grandfathered
or agricultural.
VOTE: Mr. MacMartin made a motion to accept the
sign application subject to bring the signage into compliance. Mr. Sullivan seconded the motion. Mr. Donovan abstained. Motion passed.
NEW APPLICATIONS
New Spartan Properties, LLC –
Revised reclamation plan
Thomas
& James Quinn were present.
Mr.
Quinn went over the new plans for reclamation and discussed a conservation
easement, which would allow green space in the back. They will stay 50 feet away from public
service poles.
Tom
Quinn pointed out the project has been problem free since they purchased the
property from Sam Proctor in 1998.
Mr.
Fish visited the property recently and said it looked fine but he would like to
see an outside review of the plan since it is in close proximity to the
Flood
lines, direction of drainage and setback, 100 year flood plan and shoreline
line protection drainage will be added to the plan.
The
plan will have an abutter list on the cover sheets
VOTE: Mr.
MacMartin made a motion to continue. Mr.
Sullivan seconded the motion. Motion
passed unanimously.
New Spartan Properties, LLC – Lots F-122,
F-121-3 and M-59
15 lot cluster subdivision
Thomas
& James Quinn were present.
The
applicant has been to the ZBA for variance for 500 ft. of frontage since the
project has the 500 foot frontage but it is not contiguous. Each owner will own their lot.
Tom
Quinn noted the cluster regulations state if the houses are on town sewer and
water it can have a density of underline unit of 12.6 but if the applicant can
meet five of the criterias then they can have 25%. He felt they met five.
Criteria
1.
Minimum of access points of existing roads
2. Provide for more green space than required. Have 15 acres and needed 12
3. Attractive design
4. Absence of development along existing road.
Tom didn’t mention his fifth criteria – see
file
Mr.
MacMartin felt that the one house on
Don
King, Jr. (lot F-121-4) wondered what the problem with lot F-122-15. Felt that lot should be more upscale and
bigger since he is one of the most impacted abutter. His property is two 2-acre lots and he has an
interest to tie into the sewer line so his other two acres would be useable.
An
abutter wondered about the size limitations.
T. Quinn said min of 2,000 sq ft.
Abutter
John Jowders wondered if check valves are on the sewer line so the abutters on
that road can tie into it. There are two
or three homes on that road. Tom Quinn
answered that it will be a pressured line and that they can raise that issue
with the sewer department.
Setbacks
were a concern for abutter Robert MacIntosh on lot F-122-1. The provision of green space was read. 50-70 feet from the lot line was his answer.
The
applicant has submitted a rough draft with the Conservation Commission
regarding the easement. Each house will
own 1/15 of the common area. They will
give the Conservation Commission an easement from
Mr.
MacIntosh was informed that
New
Spartan asked George Bower to come before the board to discuss the road
intersection and traffic. He liked the “T”
intersection. The east section and the
west section have a straight section coming into
Bower
determined that there could be 9.57 trips per day and that includes UPS, mail
and fuel delivery estimates. He
explained that a trip is one vehicle going out then another trip is one vehicle
coming in. See file for hand out on trip
distribution. (see file dated
The
level of services was discussed. Bower didn’t
compare it to the existing traffic there now and his figures looked at the
amount of delay at the intersection. He
explained “when you go out to Rt. 101 you don’t wait much but if you make a left
turn you can wait a long time, which is characteristic of that whole
route. If a car waits less than a minute
that is acceptable. Adding 15-20
vehicles does not increase that much.
Roughly a vehicle every 7-8 minute does not add much. You would have to add 25-30 houses before it
can measure much significant delay then only see that on a left hand turn. Right turns, which will see predominantly
won’t cause a delay. Have that left turn
lane to go back into the area”.
Mr.
MacIntosh wondered what the level of service is on Abbot Hill with two schools
on that road and he feels it is a bad sight line. Bower explained that 4-6 cars may be a level
of service B. Left turn may have only one
car but it could take 2-3 minutes to get out. It is your average level of delay. Also the level of service is due to the road.
DOT
has data available from a study done when the intersection was redesigned
and
they looked at the level of service for that area for future use. Mr.
Wagner added there is a Rt. 101 corridor study.
There
were concerns if
Mr.
Wagner’s main comment was if they could utilize the time with the board to see
if this is a cluster. He wondered if they
look at the regulations if this is more of a compact condo area. Mr. MacMartin is concerned that the units go
in the right place and suggested a building envelope
Discussed
driveway location and if they need to be moved.
He was told to make it a stipulation that they would need to come back
to the board for an amended site plan to relocate a driveway. Abutters would not have to be noticed. That note will be added.
The
Board would like to see a parking detail for each unit and to look at drainage
issues.
Spencer
Brookes suggested talking with other landowners who may come in with a cluster
subdivision. He wants to be fully aware
of the definition of cluster. Discussed
Orchard Views cluster division.
VOTE: Mr. MacMartin made a motion to continue
to next month. Mr. Donovan seconded the
motion. Motion passed unanimously.
VOTE: Mr. Sullivan moved to end meeting. Mr. MacMartin seconded it. Meeting adjourned at
Respectfully
submitted,
Kathleen
Humphreys
Secretary