Colebrook Planning Board
February 14, 2006
Chairman Ouellet called the meeting to order shortly after 7 pm. Members present were Kevin McKinnon, Sandra Riendeau and alternate John Jolles. John was asked to sit in for Edward Carrier.
Others present were Debbie and Rob Brooks, Todd Martel, Colette Marsh, Mike Seriakas, Tim & Lisa Wheeler, Karen & Curt Mercier, Richard Feltham, William Weir, Jr., Sandra & Robert Ferrini, Bruce Lyons, Dana Masson, Claire Lynch, Donna Jordan and Sheila Beauchemin.
Driveway Permit:
Michael A. Bordonaro – This permit had been tabled last month as there was no indication that Mr. Bordonaro had permission to use a right-of-way across the lot bordering East Colebrook Road. A copy of the original right-of-way from 1947 was presented. Kevin McKinnon made a motion to approve the permit; Sandra Riendeau seconded and all present agreed. APPROVED - #2006-03
Building Permit:
Michael Seraikas - 24’ x 28’ two-bedroom seasonal home on his property on Carleton Hill Road (R9 Lot 94). Mr. Seraikas had originally presented the application in April of 2005 which indicated that the property fell within the flood zone; therefore, the Planning Board had asked for an elevation certificate. Mr. Seraikas presented an elevation certificate which indicates that the property where the structure will sit is out of the floodplain. He made the correction on his building application. A driveway permit has been obtained from the State of New Hampshire, along with approval for construction of a septic system. Kevin McKinnon made a motion to approve the permit; Sandra Riendeau seconded and all present agreed. APPROVED - #2006-04
Todd Martel & Collette Marsh – 28’ x 44’ three-bedroom home to be placed on property owned by Robert Brooks at 39 Route 145 (U5 Lot 31A). It was noted that there was currently another mobile home on this property which would remain there. Mr. Brooks stated that there will be 116 feet between the two buildings and that it was his intention to add one more structure in the future. It was noted that the garage sits on a separate lot. Mr. Brooks also confirmed that town water and sewer would be utilized.
It was questioned as to how many trailers consititute a trailer park. Mike Ouellet stated that, if there should be two houses allowed on the same lot, the same person needs to own the land. Kevin McKinnon remarked that he did not feel there was enough land there to add a third trailer, reminding Mr. Brooks that a building lot within the precinct needed to be at least 150 feet x 150 feet. Mr. Brooks was advised that each building should be set up with 150’ x 150’ in case of subdivision.
Sandra Riendeau made a motion to approve the permit; Kevin McKinnon seconded and all present agreed. APPROVED - #2006-05
Andre Toulouse – 8’ x 21’ porch with 9’ x 32’ roof to be added to their residence at 190 South main Street (U13 Lot 73). John Jolles made a motion to approve the permit; Sandra Riendeau seconded and all present agreed. APPROVED – 2006-06
Morris Sage – 26’ x 34’ ranch house with 24’ x 24’ attached garage, with town water and sewer, to be placed on his property just off Main Street (U4 Lot 14-2). John Jolles made a motion to approve the permit; Sandra Riendeau seconded and all present agreed. APPROVED - #2006-7
Sign Permit:
Karen Mercier – No larger than 12 square foot sign, sign, stating “Alley Cats Thrift” to be placed on the existing bracket at 110 Main Street. A letter of permission from Raymond Lavigne was attached. Kevin McKinnon made a motion to approve the permit; Sandra Riendeau seconded and all present agreed. APPROVED - #2006-8
William Weir - 36-square foot sign to be placed on the property at the corner of Piper Hill Road and Route 3 North. Mr. Weir was advised that the sign cannot obstruct the vision of people exiting that intersection and cannot be placed in the State’s right-of-way. Until he was certain of the exact location, the Board decided to take no action on this permit.
Waiver of Site Plan Regulations:
Karen Mercier - Request for a waiver of site plan regulations for the use of the property located at 110 Main Street. Mrs. Mercier proposed to open a resale clothing shop (thrift shop), open to the public 20-25 hours per week. Her grounds for a waiver were that the majority of the first floor of this property is currently in commercial use. She felt her business would have minimal impact regarding parking, with no freight deliveries and no employees. Mrs. Mercier indicated that the entrance to her building would be from the back of the building (behind Basket of Stitches).
A memo from Town Manager Donna Caron indicated that clothing from people who are not a resident of Colebrook cannot be left at the transfer station. If Mrs. Mercier business is taking in quality and used clothing from any source, it would be very difficult to grant transfer station privileges. It was understood that Mrs. Mercier would be attending the next Selectman's meeting.
Mike Ouellet asked about the parking availability in the back of the building. Mrs. Mercier responded that there was room for her vehicle and her volunteers, but not for customers. Trash pickup is also in the back of the building. There is a barricade between Sytek and Lavigne’s building and the only access to the back of the building is to drive through the alley or come in from the Citizen’s bank parking lot.
Mrs. Mercier explained that she will be open three days a week (Thursday through Saturday). She is considering putting a dumpster at the back of the building and any undesirable clothes will be placed in it; however, she hope none will have to be. John Jolles questioned if the Board should ask for a more explicit plan for how the back of the building will look; in particular, the placement of the dumpster. Mrs. Mercier remarked that there is already a homemade dumpster there and room next to that one for another.
Sandra Riendeau made a motion to approve the waiver, conditional on receiving written permission from the landlord; Kevin McKinnon seconded and all present agreed. Mike Ouellet reminded Mrs. Mercier that the waste must be taken care of properly. She was also 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 (Note: Mrs. Mercier contacted the Town Manager and stated she has had a dumpster installed with a contract with JK Lynch which means all waste will go directly to the landfill. This is acceptable.)
William Weir - Request for a waiver of site plan regulations for the use of Connecticut River Driver’s Trust property located at the corner of Piper Hill Road and Route 3 North. Mr. Weir proposed to improve the appearance of the property and to sell palletized fieldstone, mulch and other landscape products. Mr. Weir stated that he would not be placing a permanent building on the property, just moveable barriers for mulch. His current plans include placing a sign with his telephone number so that he can come down to see potential customers. There will be no power or lights on site.
When asked about access, Mr. Weir stated he hoped to enter via Kheopps driveway and then create an access from that. A review of the State driveway permit indicated that any further development required a reapplication for a driveway permit as the current access is for the warehouse on Lot A only. Mr. Weir indicated he would file a driveway permit for access from Jeffers Road.
John Jolles questioned, if the Board approved the waiver and then in two years the business grew considerably, what would happen. Kevin McKinnon reminded Mr. Weir that if he decided that he needed a structure of any kind, such as a shed or job trailer, he would need to apply for a full site plan prior to placing any structure on site. Mr. Weir assured the Board that, if the scope of the business venture changes, he would come back before the Board.
Kevin McKinnon made a motion to approve the waiver; John Jolles seconded and all present agreed. Mr. Weir 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:
Timothy & Leah Wheeler – Chairman Ouellet opened the public hearing regarding the site plan application for the purpose of using the existing garage, owned by Mr. & Mrs. Wheeler and located at 169 South Main Street, as an automotive garage. Abutter Ron Coffin stated that his garage is approximately twenty feet from his living room and he was concerned with the noise level, traffic and vehicles parked on the site. Mr. Wheeler explained that he would be open normal business hours and would place the compressor within a sound-proof room to reduce noise. He stated that he would not be doing work for individuals, but would be subcontracting for local garages. The total numer of vehicles he would have at any one time would be four, with nothing parked on the street. There is room for two
vehicles within the garage. Mrs. Wheeler remarked that, when you deal with other garages, the cars sit at the business’ establishment until it is time for them to be worked on. The majority of the work will be engine, transmission and heater coil repair with no painting conducted.
In answer to a question proposed at the conceptual, Mr. Wheeler indicated that the floor drain within the building goes into a 55-gallon drum with no drain within the drum. Mr. Wheeler plans to close the drains in the floor. Two local garages will be using any waste oil he collects. His hours of operation will be from 8 to 4:30 on Monday through Friday. Snow will be pushed to the sides of the driveway where there is plenty of room. Any used heater coils will be stored within the building and will be delivered to a scrap yard. It is possible that some vehicles will be towed to the site, but he assured the abutters none of the vehicles left outside will be in need of body work and he foresaw that the longest any one vehicle would be on site would be one week.
Mr. Wheeler explained that it is their desire to plant hemlocks along the bank facing Route 3. He also plans to put trees along the side of the driveway. He will continue to use the existing floodlight only. When asked if there were any covenants within his deed, Mr. Wheeler questioned the right-of-way across the northern side of his property.
When asked if any state permits were necessary, Mr. Wheeler remarked that, because the is not acting as a dealer, no license is needed. It was noted that there is no water in the garage.
Kevin McKinnon made a motion to approve the site plan with the following considerations:
No more than four customers vehicles outside
A total of six cars allowed to park “outback” by the garage
No motors or scrap metal outside
Hours of operation – 8 to 4:30, Monday through Friday
Soundproof room for compressor
Conduct proper waste disposal and use existing light
John Jolles seconded and all present agreed.
Conceptual Design:
Eleanor Lyons and Albion Lyons – Dana Masson presented a conceptual design for a two-lot subdivision of their property located on Diamond Pond Road, identified on the Colebrook Tax Maps as R1 Lot 7 and R2 Lot 33. This property is currently over 300 acres (and has two different tax numbers due to Diamond Pond Road dividing it.) The proposed subdivision would create two pieces which would not meet the 4:1 ratio. Mr. Masson explained that this subdivision is being completed for estate purposes and the land will remain in agricultural use. Due to the fact that the two proposed lots would violate the 4:1 ratio, the Board advised that they would have no option but to deny. A variance could be requested from the Zoning Board of Adjustment.
Carrier Family Irrevocable Trust – Dana Masson presented a conceputal design for a boundary-line adjustment and two-lot subdivision of the property located on Route 26, identified on the Colebrook Tax Maps as R8 Lot 4 and U10 Lot 2S. He explained that the boundary-line adjustment would add U10 Lot 2S to the larger parcel of R8 Lot 4. The subdivision would then create Lot 1 equalling 2.45 acres, with the remaining acreage staying with R8 Lot 4. This is being proposed to create a building lot. State subdivision approval has already been obtained. Lot 1 has already received a driveway permit from the State of New Hampshire. The public hearing will be warned for March 2006.
Daniel Lynch – Mr. Lynch questioned the possible subdivision of his property on Titus Hill, identified on the Colebrook Tax Maps as R9 Lot 112. He was advised that it would not be allowable to subdivide the property in half length-wise as that would violate the 4:1 ratio. It was conceivable to subdivide width-wise with a right-of-way to the back lot or a road continuing from his property (R9 Lot 93) to the back lot. Such a road would have to be contained all on his own land and noted in the deed for both parcels.
New Business:
James Alton – A letter of possible violation for a fence over four feet in height on his property had been sent last month. Mr. Alton called on February 10th to state that the structure in question is a portable panel horse fencing with no poles mounted in the ground. This fence was placed by his renters (who are in the process of purchasing the property) and it was his understanding that they planned on putting up permanent fencing in the spring. Mike Ouellet stated that he has also been approached regarding a concern of run-off into an abutter’s spring. Kevin McKinnon remarked that he felt the spring issue is a civil issue; however, the fence is a structure which has been in existence for more than 30 days without a permit. An application must be completed. Mr.
Alton will be so advised.
CN Brown - A letter was written last month regarding the lack of an “Entrance Only” sign on the Main Street curb cut and the fact that employees are parking on site. Maintenance Supervisor Kevin Moore responded that the signs were being ordered; however, they would like to wait until the frost leaves before installing them. They would also like to wait until weather permits before adding the striping to the pavement.
The Board reviewed correspondence from Public Service of New Hampshire regarding encroachment procedures and survey requirements relative to transmission line easements. The Board agreed that subdivision applicants need to notify gas, public service, cable and telephone. It was determined that a list would be created to hand out with subdivision applications giving addresses that are applicable.
The Planning and Zoning Conference paperwork was handed out for review.
Review of Forms:
Subdivision Application – The following modifications will be made to the subdivision application: (1) Add a line for telephone number beside applicant’s signature; (2) add note regarding utilities notification; and (3) change the word variance to waiver to avoid confusion with the Zoning Board of Adjustment; (4) add “subject to town and state approval” after proposed new street names. It was also agreed to continue with the checklist.
Fee Schedule – It was decided to take the following fee increases under advisement for another meeting: Residential Dwelling: 500 sq ft = From $15 to $25
1,000 sq ft = From $25 to $50
2,000 sq ft = From $25 to $100
6000 sq ft = From $50 to $300
Commercial = From .05 cents per sq. ft to 10 cents per square foot No minimum or maximum
Signs: From $15 to $20
Driveway: From $15 to $20
Subdivision Ap: From $50 Plus $10 for each lot to $100 Per Application, plus $20 per lot created
From $5.00 per abutter for Certified Mailing to $6.00 Per Abutter
Newspaper Ad at Cost
*Separate check to Coos County Registy of Deeds
Boundary Line Adjustment: From $50 Per Application to $75.00 *
From $5.00 Per Abutter for Certified Mailing to $6.00 Per Abutter
Newspaper Ad at Cost
*Separate check to Coos County Registry of Deeds
Site Plan Public Hearing: From $50 to $75 Per Application
From $5.00 Per Abutter for Certified Mailing to $6.00 Per Abutter
Newspaper Ad at Cost
Waiver of Site Plan Regulations: From $25 to $50 per application
Voluntary Merger: Coos County Registry Recording Fee
Copy of Regulations: From $2.50 Per Section to $5.00 Per section $10.00 to mail
These suggested increases will be reviewed once again at the March meeting.
The following Approval for Certificates of Occupancy were reviewed and signed:
William Stevens – Sugarhouse, E. Colebrook Road
William Kenney – Garage, Josie Road
Tom Bearor – 24’ x 38’ home, Russell Road
Kevin McKinnon – Shed, South Hill Road
Kevin McKinnon made a motion to pay the invoices from the News & Sentinel totaling $44 and from Gardner, Fulton & Waugh, totaling $187.50. John Jolles seconded and all present agreed.
A motion was made by Kevin McKinnon and seconded by Sandra Riendeau to approve the January 10, 2006 minutes as written.
Respectfully submitted,
Sheila M. Beauchemin
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