Planning Board Minutes
November 4, 2003
Chairman Mike Ouellet called the meeting to order at 7 pm. Other Board members present were Kevin McKinnon, Edward Carrier, Joe Ippolito, Sandra Riendeau and Selectman Larry Rappaport. Joe Ippolito was asked to sit in for Steve Garceau.
Others present were Roger and Maureen DeBoisbriand, Sarah Counter, Peter Nugent, Bruce Fowler, Mike Falconer, Jon Cowan, John Harrigan, Karen Ladd, Donna Jordan, Frances Sytek, Robert Caron, Lucie Fillion, Edward Nash and Sheila Beauchemin.
Driveway Permit:
Karen Ladd – Driveway access road entrance to the property located on South Hill Road (R5 Lot 9). Public Works Director had indicated that the line of sight was sufficient. Larry Rappaport made a motion to approve the permit; Joe Ippolito seconded and all present agreed. APPROVED - #2003-127
Daniel C. Lynch – Driveway access road entrance to his property located on Titus Hill Road (R9 Lot 112). The line of sight was indicated as sufficient. Joe Ippolito made a motion to approve the permit; Edward Carrier seconded and all present agreed. APPROVED - #2003-128
Building Permits:
John Harrigan - 28’ x 70’ three-bedroom residence to be located on the newly created lot on South Hill Road (R5 Lot 9). Larry Rappaport made a motion to approve the permit, conditional on receipt of the approval for construction of a septic system. Kevin McKinnon seconded and all present agreed. CONDITIONAL APPROVAL - #2003-129
Colebrook School District – Move existing 8’ x 8’ storage shed to a new area on the ballfield and build a new 10’ x 12’ shed to be placed where the old one was. Larry Rappaport made a motion to approve the permit, waiving the fee; Kevin McKinnon seconded and all present agreed. APPROVED - #2003-130
Lisa Wheeler – 14’ x 64’ two-bedroom mobile home to be placed on Lot 46 in the Windsor Park Estates trailer park (U3 Lot 16). Larry Rappaport made a motion to approve the permit, conditional on receiving written permission from the landowner, Castmin Realty. Edward Carrier seconded and all present agreed. CONDITIONAL APPROVAL - #2003-131
Howard Day – 12’ x 65’ roof on mobile home on Lot 14 in the Windsor Park Estates trailer park (U3 Lot 16). Kevin McKinnon made a motion to approve the permit; Larry Rappaport seconded and all present agreed. APPROVED - #2003-132
Sign Permits:
Sarah Counter – 10” x 5’ sign, stating “Walker House”, to be placed on the corner of Main Street and Pleasant Street. Ms. Counter noted that the sign might be illuminated eventually. Larry Rappaport made a motion to approve the permit; Kevin McKinnon seconded and all present agreed. APPROVED - #2003-133
Helen & Peter Dion - 16” x 45” sign, stating “Flowers by Helen”, to be placed over the garage door in the Creative Natives establishment on Main Street. Peter Nugent, building owner, presented the application and gave his permission for the sign to be on his building. In answer to whether this was a second business on this site, Peter explained that “Flowers by Helen” would be in conjunction with the current retail, and should be viewed as an expansion of Creative Native business. Access to “Flowers by Helen” will be through the one access to Creative Natives. The understanding is that this will be a temporary, holiday, arrangement. Kevin McKinnon made a motion to approve the sign permit; Edward Carrier seconded it and all present agreed.
APPROVED - #2003-134
Subdivision Public Hearing:
John Harrigan – Jon Cowan presented the final plan for a two-acre subdivision for John Harrigan’s property located on South Hill Road (R5 Lot 9). This subdivision creates one lot equaling two acres, leaving the residual land with approximately 126 acres. Jon indicated that the plan being presented was the same one submitted for state approval of the subdivision. State approval is still pending, but Mr. Cowan felt there would be no problem. He also indicated that the septic design is set and ready to go. Larry Rappaport made a motion to grant approval, conditional on the town receiving notification of the state subdivision approval. Once the state approval is received, the Chairman will assign a number to the presented plan to be recorded with the Registry. Kevin McKinnon
seconded the motion and all present agreed. APPROVAL PENDING STATE PAPERWORK
Roger & Maureen DeBoisbriand – Mr. DeBoisbriand presented a final plan for a boundary-line adjustment between his property on the Forbes Road, identified as R4 Lot 3-2 on the Colebrook Tax Map and property owned by Scott Piper, identified as R4 Lot 4-22. The lot line adjustment transfers 0.5 acres to Mr. Piper. This will make Mr. Piper’s lot a conforming lot and give him road frontage. Larry Rappaport made a motion to approve the boundary-line adjustment as presented; Kevin McKinnon seconded and all present agreed. #607
Conceptual Consultation:
Richard Sytek – Mrs. Sytek presented a preliminary drawing of a proposed boundary-line adjustment between their property on Carleton Hill Road, identified as R9 Lot 94 on the Colebrook Tax Map, and property owned by Peter & Linda Cummings, identified as R9 Lot 100. She explained that the proposed lot-line adjustment would transfer 0.06 acres to the property owned by Mr. & Mrs. Cummings. She asked that the application be accepted, abutter notices sent and a public hearing be warned for the December 2nd meeting.
Frances & Richard Sytek - Mrs. Sytek presented a conceptual drawing of a proposed boundary-line adjustment between two pieces of property they currently own on Park Street, identified as U8 Lot 7 and U8 Lot 8-1 on the Colebrook Tax Map. She explained that the boundary-line adjustment proposes to increase Lot 8-1 to a total of 0.35 acres, leaving Lot 7 with 0.15 acres. The Board suggested that Mrs. Sytek’s surveyor have a copy of the subdivision and zoning ordinances. She was also advised that the Planning Board can grant variances on a subdivision, but not if the variance violates a zoning ordinance, such as setbacks, boundary lines, etc. Mrs. Sytek asked that the application be accepted, abutter notices sent and a preliminary hearing be set for the December 2nd
meeting.
John Harrigan – Jon Cowan presented a conceptual design for a two-lot subdivision for property located on South Hill, owned by John Harrigan, identified as R5 Lot 9 on the Town Tax Maps. He stated that this subdivision would create a new lot totaling between five and six acres, leaving the residual land with approximately 120 acres. Mr. Cowan asked that the application be accepted, abutter notices sent and a public hearing be warned for December 2, 2003.
Bills:
Larry Rappaport made a motion, seconded by Kevin McKinnon, to pay the $66 invoice from News & Sentinel and the $42.75 invoice from the Colebrook Chronicle.
New Business:
Robert Caron appeared before the Board in answer to a letter regarding a possible violation of the Colebrook Zoning Ordinances. It appears that there is a camper trailer parked beside his place of buisness, possibly with someone living in it. He had been advised in the correspondence that the Zoning Ordinances do not allow trailers or mobile homes located within the district without written permission from the Planning Board, except for temporary locations for periods not to exceed fifteen (15) days. Mr. Caron stated that the motorhome was in for repairs; someone had been staying in it occasionally; and it was not hooked up to water. In answer to septic facilities, Mr. Caron said the toilet within his garage was being used.
Mike Falconer appeared before the Board in answer to a letter regarding the possible violation of the site plan for his establishment, See Moon, on South Main Street. It appears there is an accumulation of items outside the establishment and complaints have been received regarding the excess noise from a generator at his establishment. Mr. Falconer stated that the water storage tank and bathtub which had been outside the building have been removed. He further stated he was under the impression that permission had been granted for use of the generator for back up for the wind tower. There are currently just solar panels on the back of the building and the wind tower has not been put up yet. Mr. Falconer is using the generator to charge batteries during the day to be used at night for electrical power
as he does not purchase from the utility company. He felt the noise was no worse than a running lawnmower.
Mr. Falconer stated that the generator does not run at night or after 5 pm when people are home. Mr. Ouellet remarked that, if that is the case, there is no violation. However, Mr. Falconer was reminded that if more complaints were received regarding the hours of operation of the generator, the site plan for his establishment would need to be revisited. He was also reminded that the stipulations set forth with the building permit for the wind tower still applied.
In answer to whether a permit was needed to remove a window and replace it with a door, Mr. Falconer was told a permit was not necessary. He was advised that, if the product line changes within his store, he would need to come in for a site plan review.
A complaint from Sergeant Steve Cass regarding Sylvia Carter Bundza’s business establishment on Main Street was forwarded to the Board from the Town Manager. It appears that Mrs. Carter is operating a piercing facility without a license as required by RSA 314-A:2. He asked that the Planning Board review the site plan concerning this establishment. Larry Rappaport made a motion that Mrs. Carter be asked to attend the December Planning Board meeting. Kevin McKinnon seconded and all present agreed.
A discussion ensued regarding the proposed cluster regulations. Everyone was in agreement that the calculation for lot size and buffer should be made easier. It was decided that a number of different scenarios should be created, applying the cluster regulation lot size to them to ensure that the wording used will meet Colebrook’s needs. The Board will meet again on November 12 at the CDDA building to review the proposed regulations.
The Board was advised that Brian Beaton is considering moving the trailer beside his residence that he has had for sale for sometime to another location on his property for rental purposes. A letter will be sent reminding Mr. Beaton that he needs a building permit, and possibly a driveway permit.
The following approvals for construction / operation of a septic system were reviewed:
Howard Towne – Blakely Farm Road (R12 Lot 97) (2BR) Construction
Steve James – Balsam Road (R12 Lot 153) (3BR) Operation
William Weir Jr – E. Colebrook Road (R1 Lot 48A) (3BR) Operation
Connecticut River Drivers Trust – Route 3 (Kheops) Operation
Gordon/Helena Hurlbert – Hurlbert Place (Improve existing) Construction
Peter Goudreau – Ramsay Road (R7 Lot 17) (3BR) Construction
Marie Josee Vaillant – Aldrich Road (R6 Lot 2) (6BR) Operation
Mark Driscoll – Carr Road (R11 Lot 92-3) (2BR) Operation
David M. Girard – Harry’s Way (R11 Lot A-7) (2BR) Operation
The following certificates of occupancy were reviewed:
Chet Sirles – Log Home, Blakely Acres
John Harrigan – Wood Shed, South Hill
Keith Smith – Lean-to, Route 26
Old Business:
It was brought to the Board’s attention that the required paperwork needed for the two building applications tabled in August has not been received. Letters will be sent to Brenda Watts and Marc Simmler asking them to apprise the Board in writing of the status of the paperwork regarding the proposed septic systems.
As noted last month, James Gadwah has moved his shed in line with his residence; however, it still remains that his building permit was denied due to the front setback being in violation of the zoning ordinances. Mr. Gadwah must still obtain a building permit for the shed and because the setbacks are in violation, he needs to appeal this decision to the Zoning Board of Adjustments or remove the shed. He will be sent a second letter reminding him of this fact.
A letter of violation will be sent to Jeffrey McKinnon regarding the camper on his property off Carr Road (R11 Lot 92-1), asking him to appear before the Board at the December 2nd meeting.
A letter will be sent to Cecile Haynes asking her to come in and discuss the numerous vehicles (and parts thereof) still found on her property on Hartlen Avenue (R9 Lot 89). Miss Haynes had stated early in October that she would have vehicles removed. She will be reminded that if the Board does not hear from her, possible ordinance enforcement proceedings will be initiated.
Larry Rappaport made a motion, seconded by Kevin McKinnon, to send a certified letter to Eric Mitchell reminding him he is currently in violation of state law and that it would be beneficial for him, or a representative, to attend the December 2 meeting.
Kevin McKinnon made a motion to turn over the John King violation to the selectmen for enforcement. Joe Ippolito seconded and all present agreed.
Joe Ippolito made a motion to approve the October minutes, with correction. Kevin McKinnon seconded and all present agreed.
The meeting adjourned at 9:45 pm.
Respectfully submitted,
Sheila M. Beauchemin
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