February 3, 2004 Planning Board Minutes
Chairman Mike Ouellet called the meeting to order shortly after 7 p.m. Board members present were Kevin McKinnon, Selectman Larry Rappaport and alternates Sandra Riendeau and John Jolles.
Others present were Dave and Julie Brunault, Phil Ducret, Clay Hinds, Mike Robinson, Beth St. Onge, Lucie Fillion and Sheila Beauchemin.
Site Plan Regulation Changes Public Hearing:
Chairman Mike Ouellet explained that this was the first hearing to review proposed changes to the Town of Colebrook Site Plan Regulations. He explained that these changes reflect the new timeline as set forth in RSA 676:4; along with the correction of grammatical errors. Upon review, the Board agreed that Section III.H.1 needs to be changed to “A completed application shall be accompanied by a filing fee as shown on the fee schedule for the Colebrook Planning Board.” All other changes were accepted as presented. A second meeting will be scheduled for March 2004.
Building Permits:
Clayton & Michelle Hinds – Four condominium buildings, consisting of 10 units each to be placed on their property on Colebrook House Drive (U9 Lot 47 – Lots 1-4 of subdivision #605). It was questioned if Clay would be able to build all four building within a year. He was advised that the permit is only good for one year, but he could apply for one extension. Clay stated that the footprint of the buildings is the same as on the site plan approved earlier. Each building will be identical, with each door on the plan representing a unit. Some units will have bedrooms in the basement; with some having bedrooms in the loft. There will be two three-bedroom units on the ends, four two-bedroom units and four one-bedroom units.
Fire Chief Phil Ducret was asked if he could see any problems with the structures as being presented. He stated the driveway on the backside of the establishment would aid the firefighters, if necessary. He further stated that the plans indicate that the construction of the walls give total separation, giving a one hour fire waiting period. Phil stated he had checked with the Fire Marshall office’s and found that sprinklers are not required unless there are more than eleven units. Alarm requirements are left up to the builder. Clay stated that he would have alarms that are hard-wired, but not tied into the precinct. He also stated that there are two egresses per unit.
Clay remarked that he is seriously revisiting the parking issue as he can foresee a possible problem. One issue touched on was that snowmobile trailers today no longer just hold two units, but hold 4-6 units, making them longer, needing more parking space.
Kevin McKinnon asked what the floor drains in the units were for. Clay explained that the plan was drawn up by a company that also does Canadian plans and this was a Canadian requirement. He explained that there would be no floor drains and the main drain for this establishment would be in the foundation. It was explained that the garages would need to have floor drains. Kevin further remarked that no plumbing shows on the plans being presented. Clay stated that the certified drawings, which would indicate this, have not been completed as yet. He also indicated that he has completed the town water and sewer application to take to the Selectmen. Kevin remarked that hooking into the water main would require little work; however, hooking into the sewer main would require extensive work.
Sandra Riendeau made a motion to approve the permit as presented, conditional on the Planning Board first seeing and obtaining copies of the certified architect’s drawing and sewer paperwork. Kevin McKinnon seconded and all present agreed. Mr. Hinds was reminded once more that the permit is only good for one year. APPROVED - #2004-04
Mike Robinson - Extend permit #2003-12, to complete a 60’ x 120’ car care center and pre-owned vehicle center on Route 3 North (U1 Lot 12-1). Kevin McKinnon made a motion to extend the permit for one year, to February 2005, or until a certificate of occupancy is received. Sandra Riendeau seconded and all present agreed. EXTEND TO FEBRUARY 2005
Eric Mitchell – 12’ 3” x 17’ l/2” non-attached handicap ramp to be placed on his property at 6 Hill Avenue (U8 Lot 89). The application indicated that the front property line setback would equal twelve (12) feet and the back property line setback would equal (0) feet. The Zoning Ordinances for the Town of Colebrook state that every structure placed on a lot shall be at least twenty (20) feet from the front property line and at least ten (10) feet from the side and rear property lines (Article IV.1). Therefore, the Planning Board has no option but to deny this permit. State law does not allow the Board to grant a variance. Mr. Mitchell will be advised of his right to appeal the determination to the Colebrook Zoning Board of Adjustment within 30 days. Larry Rappaport made a
motion to deny the permit; Kevin McKinnon seconded and all present agreed. DENIED
Glenn & Tracy Perry – 12’ x 20’ four-season room addition to their residence on East Colebrook Road (R10 Lot 46). Larry Rappaport made a motion to approve the permit; Kevin McKinnon seconded and all present agreed. APPROVED - #2004-05
Sign Permits:
Kevin McKinnon removed himself from the Board.
Chris Chase – 4’ x 4’ sign, stating “Small backhoe work, landscaping, bushhog work, etc.” to be placed at the bottom of South Hill Road on property owned by Kevin McKinnon. Permission from Mr. McKinnon was attached. Larry Rappaport made a motion to approve the permit; John Jolles seconded and all present agreed. APPROVED - #2004-06
Kevin McKinnon returned to the Board.
Coulombe Real Estate Inc. – 3’ x 6’ sign, stating “Coulombe Real Estate Inc.” to be placed on the building located at 135 Main Street. Kevin McKinnon made a motion to approve the permit; John Jolles seconded and all present agreed. APPROVED - #2004-07
Coulombe Real Estate Inc. – 3’ x 6’ sign, stating “Attorney James Michalik” to be placed on the building located at 135 Main Street. Kevin McKinnon made a motion to approve the permit; John Jolles seconded and all present agreed. APPROVED - #2004-08
Waiver of Site Plan Regulations:
Coulombe Real Estate Inc. – Request for a waiver of site plan regulations for the use of the property located at 135 Main Street. Russell Ramsey proposed to remodel the front portion of the building to accommodate one office to be used by Coulombe Real Estate and one office to be used by Attorney James Michalik. The grounds for a waiver were that the location was previously used as a retail shop. Statements from abutters finding no problem with the plan were submitted.
Beth St. Onge affirmed that the two offices would use the same common entrance. Larry Rappaport reminded Mrs. St. Onge that there needed to be two egresses; therefore, the exit into the laundry mat needed to be unlocked during the day. Kevin McKinnon made a motion to approve the waiver, conditional on receiving written permission from the property owner; Sandra Riendeau seconded and all present agreed. Beth St. Onge, representing Coulombe Real Estate, was 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:
David & Julie Brunault – Dave Brunault presented the application for the proposed use of his property off Route 3 North, off the IGA access road, behind the Northwoods Truck Stop. The proposed use of the property is for a retail rental space. Kevin McKinnon made a motion to accept the application; Sandra Riendeau seconded and all present agreed.
The site plan presented by Dave indicated four individual building in back of the Northwoods Truck Stop; each building equaling 130’ x 30’. The primary use of these structures will be as storage facilities. Also indicated on the plan is a future retail store, totaling approximately 10,000 square feet. Parking for approximately 35 vehicles and outside lighting was also indicated. Dave remarked that all utilities would be underground. Larry Rappaport reminded Dave that the placement of the sign must be such either high enough so that a car pulling out can see traffic, or far enough back from the point of access so traffic can be seen without pulling into the lane of traffic.
A snow storage area was indicated on the plan, but Mike Ouellet questioned the water run-off. Currently water runs and pools at the back of the lot. Dave explained that a swail had been started, but has not been completed as yet due to the weather. Larry Rappaport remarked that paving could create a run-off problem. Dave stated that four storm drains are being added to the lot. He also stated that he realized there was a drainage problem in this area; therefore, he plans to excavate completely across the field so water will drain to the low-lying area and, in effect, create a temporary fire pond.
Larry Rappaport noted that there is a dotted line indicated on the map with the area for the new site proposal marked as 1.86 acres. Since a subdivision has not been presented to the Board, he wanted to be sure that he understood that the site proposal was indeed placed on the 14 acre lot indicated as U1 Lot 13.
Dave explained that he would own the retail building, with any tenants renting the space. Kevin McKinnon asked where the septic for the store would be located and Dave responded that it would be in the field. Looking ahead to the future, Larry Rappaport suggested a shared common right-of-way between the two indicated sites in case a tenant should decide to purchase the retail building and the parcel would need to be split. He also suggested that Dave might wish to consider room for tractor-trailers to back up to the storage units.
Mike Ouellet questioned if the Board could approve the plan without knowing the product line of the retail store. Larry Rappaport remarked that there were no laws prohibiting the Board approving the site plan as presented; however, the Board might wish to make it a condition that, when someone moves into the retail space, they would need to come before the Board for the minimum of a site plan waiver.
Kevin McKinnon made a motion to approve the site plan, with the condition that whoever rents the retail space will need to come before the Planning Board prior to opening for the minimum of a site plan waiver. Larry Rappaport seconded and all present agreed. Dave asked permission to have the plan corrected, prior to the Chairman signing, to indicate the size of the storage units as 130’ x 30’, rather than 110’ x 30’.
Dave Brunault returned to the meeting later on to ask about the “common sign” area at the corner of Mike Robinson’s lot directly on Route 3. He was advised that each sign cannot exceed 36 square feet and close attention must be paid to the line-of-sight. He was also advised to speak to the New Hampshire Department of Transportation.
Bills:
Larry Rappaport made a motion to approve payment of the invoice from the News & Sentinel in the amount of $60.50. Kevin McKinnon seconded and all present agreed.
New Business:
The Board reviewed a request from Mark Dillon asking for a letter for his mortgage company to effect the release of his property to P.A. Hicks and Sons, indicated in the boundary-line adjustment approved in May 2003. The Board wrote a statement to confirm that the boundary-line adjustment did not change the saleability of Mark Dillon’s property, identified as U8 Lot 10 on the Colebrook Tax Map.
The budget for 2004 and was discussed and approved. The Colebrook Planning Board report for the Town Report was also reviewed.
Old Business:
Marc Simmler - It was determined that, before any proceedings can begin, a member of the Board must first ascertain that an attached garage with bedroom, bath and kitchen is in fact being built in violation due to no building permit or evidence that the existing sewage disposal system meets the requirements for an additional bedroom.
Kevin McKinnon made a motion to approve the January minutes as written. Larry Rappaport seconded and all present agreed.
The meeting was adjourned at 9:15 pm.
Respectfully submitted,
Sheila M. Beauchemin
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