February 8, 2005
Planning Board Minutes
Chairman Mike Ouellet called the meeting to order at 7 pm. Members present were Kevin McKinnon, Edward Carrier, Sandra Riendeau, and alternate John Jolles.
Others present were Clay and Michelle Hinds, Marie Josee Vaillant, Colin Sutherland, Michael Harding, Donna Jordan, Claire Lynch and Sheila Beauchemin.
Building Permits:
Clay & Michelle Hinds – Extend building permit for Abenaki Green (four condominium buildings), previously issued in February 2004. It is understood that certified architect drawings and a sewer layout diagram is still needed in order to meet the conditions of the permit; therefore, no construction can begin until these documents are received. Sandra Riendeau made a motion to extend the permit one year, to expire in February 2006. Edward Carrier seconded and all present agreed. EXTEND
Subdivision Public Hearing:
Gordon & Helena Hurlbert – Chairman Ouellet read the subdivision application, indicating a three lot subdivision of the Hurlbert’s property located on Hurlbert Place Drive, identified on the Colebrook Tax Map as R2 Lots 25. The subdivision would create Lot 1 equaling 26.01 acres; Lot 2 equaling 33.02 acres and Lot 3 equaling 42.02 acres. The current farm house and barn sits on Lot 1. Variances were asked for in respect to the five foot contours. Kevin McKinnon made a motion to accept the application, along with the variance, as read; Edward Carrier seconded and all present agreed.
Surveyor Colin Sutherland presented the plan, indicating that the only difference from the conceptual design was the addition of test pit locations. The percolation and test pit data completed by North Country Septic Design was submitted for each lot on a separate sheet for record. Mr. Sutherland also indicated that the location of the right-of-way had been moved away from the existing barn, along with a cul-de-sac added.
Kevin McKinnon made a motion to approve the plan as presented. Edward Carrier seconded and all present agreed. #623
Bills:
Kevin McKinnon made a motion, seconded by Edward Carrier, to pay the following invoices: News & Sentinel, $44; Gardner, Fulton & Waugh, $373.75 and Gardner, Fulton & Waugh, $562.50.
Old Business:
The Board was advised that, in the appeal of Northwoods Truck Stop, Inc. (John Nugent) against the Town of Colebrook, the Planning Board’s decision to deny the request for site plan approval to operate the business twenty-four hours a day, seven days a week, was upheld.
Land Recording (Tax Map R7A, Lots 1, 2 & 3) – Colin Sutherland informed the Board that he had been asked to make a certified copy of the map, dated June 4, 1979, in regards to this property off Fish Pond Road. The certified copy would then be presented to the Colebrook Planning Board for approval, and subsequent recording at the Registry of Deeds. Mr. Sutherland was advised that this issue had been reviewed by the town attorney who felt the procedure to follow would be for one of the current owners to submit a subdivision application and plan to be considered according to today’s procedures. The attorney further advised that it might be possible to waive some of today’s regulations due to long-standing separation of ownership. The June 4, 1979 plan is non-recorded,
never approved, stating the lots are “woodlots” (implying they won’t be built on.) If the Planning Board approved them, they will be approved as buildable, and the Board should make an effort to make sure no buyer is left without adequate access.
Edward Carrier expressed his concern regarding the 50’ right-of-way that is indicated on the June 4, 1979 plan, that indicates it is a “woods road only”. Kevin McKinnon stated he would want to see that the right-of-way does extend to all three lots prior to giving his approval. The issue of length and possible need for a cul-de-sac under today’s regulations was also discussed. Mr. Sutherland remarked that, if he had to add a cul-de-sac, it would be necessary for him to complete a full survey. As he had just received the information that evening, he stated he would look at it more in depth and then come back before the Board.
After some discussion, it was agreed that the legal fee line in the Planning Board budget could be reduced to $7,500. It was also agreed that the March meeting would be moved to Wednesday, March 9th, to avoid conflict with the town elections and meeting.
New Business:
Marie Josee Vaillant approached the Board regarding a change of use for her garage located on Lot 2 of the property on Angels Road. The change would consist of two semi-finished rooms currently being used for storage being made into bedrooms. The septic system is designed for 300 GPD flow, and septic designer Leo MacKinnon ascertained is the requirement for a two bedroom home. Miss Vaillant stated there would be no changes to the footprint of the building and the bedrooms would only be used for family members or guests. It will not be a rental unit. Sandra Riendeau made a motion to approved the change of use from a storage garage to one with two bedrooms. Kevin McKinnon seconded and all present agreed. Ms. Vaillant was advised that, should this structure ever be used for rental purposes,
she would need to complete a site plan.
The Board was made aware that the sign placed on the front of the Northwoods Truck Stop building stating “Coca Cola” and “Northwoods Truck Stop, Groceries, Deli, Pizza” is in violation of the Town of Colebrook Zoning Ordinances. The sign permit application approved in March of 2002 was for a 3’ x 12’ sign. It appears the actual size of the sign is 4’ x 16’. The Town of Colebrook Zoning Ordinances Article IV.11.D.5 states “Prohibited Signs: It shall be unlawful to erect…Any sign which is larger than thirty-six (36) square feet as measured by the product of its total width and total height.” Since this is in violation of the Town Ordinance, Mr. Nugent will be asked to rectify the problem.
In answer to a question regarding property being sold prior to the road as shown on a subdivision map being completed or a structure being built upon that parcel, the Board determined a road should be completed as on the subdivisin plan prior to any action.
The Board was given copies of the Voluntary Merger of Pre-Existing Lots form and reviewed the process to follow per RSA 674:39a.
The following certificates of occupancy were reviewed and signed:
Robert Larssen – 8’ x 8’ shed, Stub’s Trailer Park
Marie Josee Vaillant – Living Room addition, Angels Road
Brian Beaton – 12’ x 48’ mobile home, E. Colebrook Road
David Girard – Log Cabin, Harry’s Way
Sandra Riendeau made a motion, seconded by Edward Carrier, to approve the minutes for January 2005.
After a lengthy work session on the subdivision regulations, the meeting was adjourned at 9:45 pm.
Respectfully submitted,
Sheila M. Beauchemin
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