Planning Board Minutes
June 3, 2003
Chairman Mike Ouellet called the meeting to order shortly after 7 pm. Board members present were Steve Garceau, Edward Carrier, Kevin McKinnon, Sandra Riendeau, Joseph Ippolito and Selectman Larry Rappaport.
Others present were Marie Josee Vaillant, Richard Feltham, Arthur Yorke, Jim Brown, John Cowan, Dallas Washburn Chase, Lisette & John Vincent, Dan Lynch, Vicki Ewens, Dan Hebert, Kelly & Brad Smith, Wayne Brown, Ed Nash, Richard & Nancy Prime, Donna Jordan, Clay Hinds and Sheila Beauchemin.
Chairman Ouellet announced that the site plan public hearing for Brad and Kelly Smith would not be heard due to the fact that the paperwork was not received in time to advertise 10 days prior to the meeting. Larry Rappaport made a motion to table the issue until the July meeting; Edward Carrier seconded and all present agreed.
Driveway Permits:
Connecticut River Driver's Trust (Richard Feltham, Trustee) - Access to property at the corner of Old Route 3 and Jeffers Road (R7 Lot 4). This access would begin at the end of Jeffers Road and become an access for Lots A and B newly created. Edward Carrier made a motion to approve the permit; Larry Rappaport seconded and all present agreed. APPROVED - #2003-42
Kerry Magee - Access to property on East Colebrook Road (R10 Lot 64). Public Works Director Kevin McKinnon had viewed the proposed site and found that it was necessary to move the access 80 feet to the east to obtain the proper line of sight. Mr. Magee has been made aware of this change. A twelve-inch culvert twenty feet in length must also be installed. Edward Carrier made a motion to approve the permit, conditional on moving the access entrance per the public work director's recommendation. Steve Garceau seconded and all present agreed. APPROVED - #2003-43
Tom Brooks - Access to property on South Hill Road (R5 Lot 38A). Public Works Director Kevin McKinnon had noted that the proposed entrance allows for a line of sight 380’ west and 330’ east – the maximum amount available in this terrain. Mr. McKinnon stated that this is a classified road with a speed limit of 35 mph. Also noted was the fact that a culvert at the road was not needed if Mr. Brooks did not mind water running onto his land. Edward Carrier made a motion to approve the permit; Kevin McKinnon seconded and all present agreed. #2003-44
Building Permits:
Brad & Vicki Ewens - 24' x 36' camp with two bedrooms and state approved outhouse to be placed on property owned by Larry Gettings on East Colebrook Road (R11 Lot 43). A letter of permission from Mr. Gettings was attached. Mrs. Ewens was advised that there could be no running water in the building and she was to notify the Board when the outhouse was completed so that it could be inspected. Mrs. Ewens explained that her in-laws owned the lot next to them and she would be using the driveway to that lot to access her camp. The Board advised that this was acceptable as long as it accessed only two places. She was advised that should her in-laws sell the adjoining lot and she found it necessary to construct a driveway, she would need to come back before the Board. Edward Carrier made a motion to
approve the building permit; Larry Rappaport seconded and all present agreed. APPROVED - #2003-45
Edward Nash - 8' chainlink fence to be placed on Route 26, the former Gould Lot (R10 Lot 20 & 20G). Abutters Wayne Brown and Mr. & Mrs. Prime were present to question if this was a change to the agreed upon site plan for this property. Eddie confirmed that he was not changing anything agreed to on the site plan; he just wished to extend the fence along the road to Scott Nash's driveway entrance. He did state that the section of the fence from the brook to Scott's driveway would need to be closer to the road and remarked that the State requires that it be 15 feet from the road. Eddie further stated that he had dropped the plan when he received his copy of the letter because he thought that the Planning Board would require that the fence be back 50 feet back as stated on the site plan.
Larry Rappaport explained that the Board had sent certified letters to all the abutters explaining what Eddie would like to do since this fence would be in addition to what was already agreed upon. The question was whether the extension would have to be built to the same standards as the original fence, such as, did it have to be 50 feet back from the road and did it have to be a chainlink fence with board front?
Everyone present understood that currently the trees between the brook and Scott's driveway are closer to the highway than 50 feet. None of the abutters took issue with the fact that the additional fence would be closer to the road than 50 feet and would be constructed of chainlink only. Mr. & Mrs. Prime's only concern was that the fence in front of their residence would have the wood front. Mrs. Prime did express concern about whether the additional fence would do any damage to the culvert. Jon Cowan stated that the culvert would not be affected or blocked.
Eddie explained that he plans to put a gate in to block the right-of-way from unwanted night-time activity. Wayne Brown remarked that he and Mr. Nash had discussed the issue that the site plan requirements state the business will close at 6 p.m.; however, he still hears people and equipment over there sometimes at 3 a.m.
Wayne Brown also asked about the possibility of having "trucks entering" signs placed before the access to Colebrook Oil. He was advised that he would need to speak to the State Department of Transporation about this issue.
Mr. Nash questioned the need to put in the permit for the additional fence as he stated he had more than enough to do right now. He was advised that, if he didn't file the permit now, he would need to come back before the board before he began construction. He decided to have the Board act upon the permit application. Steve Garceau made a motion to approve the additional chain-link fence to be placed between the brook and Scott Nash's driveway. Kevin McKinnon seconded and all present agreed. APPROVED - #2003-46.
Heidi Lawton - 8' x 10' storage shed to be placed on Lot 16 in Stub's Trailer Park. Steve Garceau made a motion to approve the permit; Kevin McKinnon seconded and all present agreed. APPROVED - #2003-47
Kheops International Inc. - 75' x 160' distribution center to be located on US Route 3 North (R7 Lot 4A). It was noted that the design for a septic system was still awaiting approval from the State of New Hampshire. Larry Rappaport made a motion to approve the permit, conditional on receiving approval for the septic design construction. Steve Garceau seconded and all present agreed. CONDITIONAL APPROVAL - #2003-48
Joseph L. McGinley - 26' x 42' a-frame chalet style home to be located on Russell Road (R12 Lot 78). Edward Carrier made a motion to approve the permit; Steve Garceau seconded and all present agreed. APPROVED - #2003-49
Kerry Magee - 28' x 32' camp with garage underneath to be located on East Colebrook Road (R10 Lot 64). Edward Carrier made a motion to approve the permit; Steve Garceau seconded and all present agreed. APPROVAL - #2003-50
Bonnie Day - 12' x 16' storage shed to be located on property owned by Larry Gettings on the Arthur Shallow Road (R4 Lot 44.) A letter from Mrs. Day indicated that she would obtain access to this lot through the adjoining lot owned by her son (R4 Lot 43). The Board was unable to ascertain if there was an approved driveway to the adjoining lot. Larry Rappaport made a motion to table the application; Steve Garceau seconded and all present agreed. Mrs. Day will be advised that she needs to submit a copy of the adjoining lot's approved driveway permit or apply for a driveway permit for the lot in question. TABLED
Marc Bigney - 8' x 20' addition to living room at 5 Brandy Lee Lane (U11 Lot 10). Kevin McKinnon made a motion to approve the permit; Steve Garceau seconded and all present agreed. APPROVED - #2003-51
James Jeffers - 12' x 32' deck on his residence on Carleton Hill Road (R10 Lot 122). Edward Carrier made a motion to approve the permit; Steve Garceau seconded and al present agreed. APPROVED - #2003-52
James Jeffers - 8' x 10' playhouse to be placed on his property on Carleton Hill Road (R10 Lot 122). Kevin McKinnon made a motion to approve the permit; Steve Garceau seconded and all present agreed. APPROVED - #2003-53
Sarah R. Cummings - Demolish 24' x 71' building and replace with a 26' x 26' covered open shed with a wooden loading ramp inside at 29 Colby Street (U8 Lot 87). Edward Carrier made a motion to approve the permit; Steve Garceau seconded and all present agreed. APPROVED - #2003-54
Verlaine Daeron - Place fence flush with building on sides, extended to the property lines in front at 146 Main Street. If the fence is more than four feet tall, it was understood that the permit application was necessary. Kevin McKinnon questioned if the line-of-sight for vehicles entering Main Street from Colby Street would be affected. Steve Garceau approved the application as presented; Larry Rappaport seconded and all present agreed. APPROVED - #2003-55
James Gadwah - 10' x 12' shed to be placed on his property on South Main Street (R7A Lot 14). As there were no setback distances noted, the application was tabled. Mr. Gadwah will be asked to come in and complete the application. TABLED
Michael Bouchard - Extend permit #2002-80 for the wooden structure to replace the cinder block building razed. Edward Carrier made a motion to extend the permit for one year, until July 2004, or until the certificate of occupancy is received. Larry Rappaport seconded the motion and all present agreed. EXTENDED TO JULY 2004
Sign Permits:
Cindy Hatjialexiou - 2 l/2' by 3 1/2' sign to be attached to the building at 1 Parsons Street, stating "Colebrook House of Pizza". Steve Garceau made a motion to approve the permit; Edward Carrier seconded and all present agreed. APPROVED - #2003-56
Kheops International,Inc - 3' x 10' illuminated sign to be placed on the building located on Route 3 North, stating " Kheops International Inc.". Kevin McKinnon made a motion to approve the permit; Steve Garceau seconded and all present agreed. APPROVED - #2003-57
Elaine Haynes - 47" x 58" sign to be placed at the second entrance to Northern Tire on Route 3 North, stating "Farmer's Market, etc." Larry Rappaport stated that Mrs. Haynes should be advised that the sign needs to be placed far enough back from the sidewalk so that it does not block visibility. Edward Carrier made a motion to approve the permit; Larry Rappaport seconded and all present agreed. APPROVED - #2003-58
John & Lisette Vincent - 3' x 4' sign on building located on Route 26, to state "The Krazy Plate Cafe". Steve Garceau made a motion to approve the permit; Edward Carrier seconded and all present agreed. #2003-59
Request for Waiver of Site Plan Regulations:
John P. & Lisette T. Vincent - Request for a waiver of site plan regulations for the use of the property, owned by Ray DeMaio, located on Route 26. Mr. & Mrs. Vincent propose to reopen the restaurant, to be known as "The Krazy Plate Cafe". The grounds for the waiver were that the location has previously been a restaurant. Steve Garceau made a motion to approve the waiver; Kevin McKinnon seconded and all present agreed. The Vincents were advised that, should there be a problem regarding this site in the future, the Planning Board had the right to ask for a full site plan review and public hearing. APPROVED
Cindy Hatjialexiou - Request for a waiver of site plan regulations for the use of the property located at 1 Parsons Street. Mrs.Hatjialexiou proposes to reopen the restaurant, to be known as the "Colebrook House of Pizza. The grounds for the waiver were that the location has previously been a restaurant. Kevin McKinnon made a motion to approve the waiver; Edward Carrier seconded and all present agreed. Mrs. Hatjialexiou will be advised that, should there be a problem regarding this site in the future, the Planning Board had the right to ask for a full site plan review and public hearing. APPROVED
Site Plan Public Hearing:
Connecticut River Driver's Trust - Surveyor Arthur Yorke presented the plan for the two-lot subdivision for the property owned by Connecticut River Driver's Trust, bounded by Piper Hill Road, Jeffers Road and US Route 3. He explained that the subdivision would create Lot A which would equal 4.17 acres and Lot B equaling 2.25 acres. There would be a 50' wide shared right-of-way from US Route 3. State subdivision approval (required as the lots are less than 5 acres) had not been received yet, however, Mr. Yorke stated that the test pit data indicated that the usable soil on both lots more than met the state subdivision requirements. It was noted that there is a wet area on Lot B and a small area on Lot A.
Larry Rappaport stated that it is necessary that the state approval permit number for the driveway off Route 3 be indicated on the plan. Mr. Yorke stated that the state needed to view the plan and be appraised as to what was going to be built on the newly created lot. Richard Feltham stated that Greg Placy had viewed the area on Friday, May 30th, and had generally approved the site distances from a rough sketch.
Larry Rappaport remarked that Lot B appeared to be quite wet, and asked if Mr. Feltham thought he might do any further subdividing of that lot. Larry felt that the state might grant subdivision approval easier if it was noted on the plan that there would be no further subdivision of Lot B. Mr. Feltham questioned if the "no further subdivision" was added to the plan, would it stop a boundary line adjustment later on. A septic system might become an issue if the lot was under two acres.
Mr. Feltham indicated that he was asking for a driveway permit for access from the end of the town-owned Jeffers Road (old Route 3) to this property. This access would connect with the shared right-of-way from US Route 3. It was stated that it was hoped that the general public would not be using the right-of-way. Larry Rappaport felt the only way to prevent that would be if the right-of-way did not go all the way through to Jeffers Road.
Larry Rappaport made a motion to approve the subdivision, conditional upon receiving a state driveway approval and having it noted on the plan. Kevin McKinnon seconded and all present agreed.
Site Plan Public Hearing:
Kheops International, Inc. - Arthur Yorke, land surveyor, presented the plan for the newly created Lot A in the above subdivision. Indicated on the plan was the industrial warehouse for Kheops International, along with the exterior lighting placement, approximate placement of the septic system and the proposed access from Route 3. Kevin McKinnon noted that the septic system appears to be placed under the parking lot. Marie Josee Vaillant answered in the affirmative and stated it would be a chamber system. Signs for the business will be on the building. Mike Ouellet reminded Ms. Vaillant that her company needs to be sensitive to the neighbors in regards to lighting. Larry Rappaport made a motion to approve the site plan as presented. Edward Carrier seconded and all present agreed. #596
North Country Community Recreation Committee - Surveyor Jon Cowan presented the plan for the North Country Community Center to be placed off Lynch Road. He stated that it had been changed somewhat from the preliminary plan, in that it now encompassed the architect's drawing of the building (different shape) and the placement of the parking lot.
A letter received from the State of New Hampshire Department of Transportation was reviewed regarding a possible problem with the driveway access on to Route 3. Jon Cowan stated that he had dropped off a copy of the preliminary plan but had not realized a driveway application was necessary as a driveway already existed. DOT is asking that a driveway permit be resubmitted due to the change in use of the property.
Discussion ensued regarding possible fixes for the driveway line of sight and safety issue with suggestions of "right turn" only, moving the actual entrance further down Cooper Hill, and the use of a flashing light at the top of the hill to alert drivers that traffic might be entering. Larry Rappaport remarked that he understood that, at the worst, the State might allow the current entrance to be used, but the State of New Hampshire would assume no liability for any accidents.
Dan Lynch asked if the group had permission to fill in the area further south so that the entrance could be widened. He felt the entrance needs to be twice as wide as the road. He stated that the road is not wide enough currently for two vehicles to meet at the entrance and his trucks have had to back up numerous times recently to accommodate the extra traffic already generated. He stated that he has trucks going back and forth currently five to six times a day and he feared what the situation would be once the center was opened and traffic increased. Mike Ouellet questioned if the dirt road might someday be paved. In regards to the "right turn only", Dan questioned if this would mean his trucks coming from the north would have to find a place to turn around in town before being able to turn into
Lynch Road.
Dan continued that he was extremely concerned about children who might walk to the center. The current road situation would be unacceptable and he asked that the group strongly consider a walking path separated from the roadway with a barrier of some sort. Steve Garceau agreed that a fenced in area on one side of the road so it was impossible to walk in the road might be advisable. Jon Cowan remarked that this would be a year-round operation and questioned how the snow would be removed in the winter. Dan Lynch stated he would keep it clear. It was questioned if it might be best to have the walking path located on the uphill side of the driveway, if the driveway is moved south. Edward Carrier stated he felt it would be best to have the walking path along the south side of the entrance, therefore, children
would get to the path before they reached the road.
John Brown, a consultant for the rec group, stated he had helped build two centers in other communities and found the concerns were the same. One community created a six-foot asphalt sidewalk, separated by a pipe barrier from the road, and installed flashing yellow lights on either side of the access, along with signs stating "Recreation Area Ahead." These communities were told that this would eliminate any liability for them.
Clay Hinds asked if the snowmobile trail would stay in the same place? Jon Cowan answered that this issue still needed to be settled. It was remarked that the old trail had created some very close calls, and it would be too bad to see it back there.
Dan Lynch also questioned security and the possible increase of vandalism at his property. He remarked that he has had a problem in the past due to the seclusion. The use of a locked gate was suggested, but it was felt that a gate might invite vandals.
In answer to whether there would be water and sewer on site, Jon Cowan remarked that they hope to use town water. Dan Lynch asked if the creation of the rec center might mean that Lynch Road would get sanded first in the winter. Kevin McKinnon stated that, since Lynch Road is a right-of-way, the answer would be no. Only town roads are sanded, with streets and roads traveled for school given first priority.
Larry Rappaport made a motion to continue the site plan hearing to the July meeting. Edward Carrier seconded the motion and all present agreed. In the meantime, the recreation group will check into getting an easement from the property owners to the south of the current access in hopes of reworking the entrance. Consideration will be made to putting a walking path on the plan and possibly a tentative indication of where the snowmobile trail will be.
Boundary-Line Adjustment Public Hearings:
James & Camilla Stewart - Jon Cowan presented the plan for the boundary-line adjustment between James and Camilla Stewart's property located on Russell Road (R12 Lot 70) and Patrick O'Rourke's property, identified as R12 Lot 71. The purpose of this boundary-line adjustment is to exchange equal area parcels so the Stewart's building will be entirely on Lot 70 as adjusted. As there were no changes from last month, Steve Garceau made a motion to approve the boundary-line adjustment; Kevin McKinnon seconded and all present agreed. #597
Preliminary Boundary-Line Adjustment:
Beatrice R. Lynch & Sylvia L. Gilcris and Marc Bigney - Jon Cowan presented the plan for a boundary-line adjustment between property owned by Beatrice Lynch and Sylvia Gilcris on Route 3 North, identified as U3 Lot 20, and property owned by Marc Bigney, identified as U3 Lot 19 on the Colebrook Tax Maps. The purpose of this boundary-line adjustment is to clear up the discrepancies in the deed to Marc Bigney. The current deed shows the boundary extending through the spring house, which all parties agree was intended to be conveyed to the parcel now owned by Mr. Bigney. Mr. Cowan explained that a new deed description cannot be made until there is a survey map to match. All parties involved will sign on the new subdivision map that they are in agreement. A public hearing will be warned for July
1.
Walter Bryant, Jr. & Thomas and Micheline Brooks - Jon Cowan presented the plan for a boundary-line adjustment between property owned by Walter Bryant, Jr. on South Hill, identified as R5 Lot 38, and property owned by Thomas and Micheline Brooks, identified as R5 Lot 38A on the Colebrook Tax Maps. The purpose of this boundary-line adjustment is to convey 1.33 acres from Walter Bryant to Thomas and Micheline Brooks to comply with zoning ordinances setbacks. A public hearing will be warned for July 1.
Bills:
Edward Carrier made a motion to approve the invoice from Jordan Associates in the amount of $125.88. Steve Garceau seconded and all present agreed.
Old Business:
William Ducharme - Mr. Ducharme appeared before the Board regarding his camper placed on his daughter's land on Green Mountain Drive. He stated that he had originally used a portable toilet, but Mr. Bolens truck was unable to access his property in the winer to pump this larger unit. Mr. Ducharme had then purchased a smaller unit for septic disposal and that it had only been pumped twice. It was noted that receipts received by Mr. Ducharme from Bolens Septic were for payment prior to pumping; and, therefore, were not indicative of actual pumping. Larry Rappaport explained that it was necessary for Mr. Ducharme to obtain a letter from Bolens Septic indicating the actual dates of when his unit had been serviced. Edward Carrier asked Mr. Ducharme how often he resided at his camper. Mr. Ducharme
remarked that he only stayed short periods, maybe two days at a time, and that he had not been present much at all during the winter.
Mr. Ducharme was advised to get the necessary documentation regarding the pumping of his unit and to appear before the Board in July with a building application to renew his camper permit. Mr. Ducharme asked what would happen if he could not obtain the documentation for the septic disposal. Larry Rappaport advised him that he would be in violation of the Town of Colebrook zoning ordinances and his permit would be revoked.
New Business:
A complaint was received from Richard Archambeault regarding the travel trailer owned by his neighbor, Steve Colby. Earlier this year, Mr. Colby had stated he would be making this trailer road worthy and it would not be used for storage. Mr. Colby will be asked to come before the Board once more.
It was noted that a recreational campground compliance certificate has been received for Barry & Diane Graham. The certificate indicates that they have received subdivision approval for a potential 54 campsites, with 36 campsites with on-site sewer connection approved for long-term recreational vehicle occupancy. Steve Garceau made a motion to approve the site plan presented earlier last year for recording at Coos County Registry of Deeds; Kevin McKinnon seconded and all present agreed. #598
It was brought to the Board's attention that Winterset might have a possible violation of the Colebrook Zoning Ordinances. It apears they have set up a temporary construction site without procuring a site plan waiver or building permit for any structures on land owned by Connecticut River Driver's Trust on Route 3 North. A letter will be sent regarding this issue.
Kevin McKinnon made a motin to approve the minutes for the May 6th and 12th meetings. Edward Carrier seconded and all present agreed.
The meeting was adjourned at 10:30 pm.
Respectfully submitted,
Sheila M. Beauchemin
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