Colebrook Planning Board Minutes
April 11, 2006
Chairman Michael Ouellet called the meeting to order at 7 pm. Board members present were Edward Carrier, Irene Bean, selectman Larry Rappaport and alternate Sandra Riendeau.
Others present were David St. Germain, Donna Jordan, Robert Hibbard, Kathleen Kelly, Rick Nadig, Robert Lemieux, Robert Lawton, Lisa & Burton Peet, Lennie Wyman, Jim Tibbetts, Louise McCleery, and Sheila Beauchemin.
Chairman Ouellet asked Sandra Riendeau to sit in for Kevin McKinnon. Election of officers had the following results: Chairman – Marcel Ouellet; Vice-Chairman – Edward Carrier; and Secretary – Kevin McKinnon.
Driveway Permit:
Michael Pearson – Construct a driveway access road entrance to his property located on Reed Road (R10 Lot 96). Public Works Director Kevin McKinnon noted that there is not enough line of sight with 100 feet to the east and approximately 150 feet to the west to meet our regulations. Regulations require we allow one access to a lot unless there is a severe danger issue. Whereas this access will be entering a Class VI road with slower traffic, the liability is at a minimum. Edward Carrier made a motion to approve the permit; Larry Rappaport seconded and all present agreed. APPROVED - #2006-15
Building Permits:
Robert Lemieux (dba Lemieux Garage) – 16’ x 45’ addition on the north side of the existing garage at 161 Main Street (U8 Lot 145). Mr. Lemieux noted that the proposed addition will be 40 feet from the river. This addition will eliminate customers having to back out of the garage into the gas pump area. Larry Rappaport made a motion to approve the permit; Edward Carrier seconded and all present agreed. APPROVED - #2006-16
Robert Lemieux – Extend Permit #2005-16 to build a 34’ x 40’ addition on the rear of the building located at 161 Main Street. Larry Rappaport made a motion to extend the permit one year to March 2007 or until we receive the certificate of occupancy, whichever comes first. Edward Carrier seconded and all present agreed. EXTENDED TO MARCH 2007
Upper Connecticut Valley Hospital – Place a temporary 14’ x 52’ trailer on the north side of the facility located at 181 Corliss Lane (U2 Lot 4). Ms. McCleery explained that this trailer would be used as a classroom during the renovation of the operating room. It was also noted on the permit that the toilet facilities within the hospital would be utilized rather than any within the trailer. Larry Rappaport made a motion to approve the permit; Edward Carrier seconded and all present agreed. APPROVED – #2006-17
Thomas Lenas – Four-foot chain-link fence with one four-foot gate to be placed around the perimeter of the property located at 23 Colby Street. Mark Loynd, contractor, noted that the fence would be placed on the inside of Mr. Lenas’ driveway and would be kept off the sidewalk. Irene Bean commented that she was not opposed to the fence; however, she felt a galvanized fence might detract from the attractiveness of Colby Street in general. Larry Rappaport stated he could understand her concern; however, the Planning Board could not regulate style. Larry Rappaport made a motion to approve the permit; Edward Carrier seconded and all present agreed. APPROVED - #2006-18
Brian J. Beaton – 10’ x 20’ roof over deck on rental trailer on East Colebrook Road (R11 Lot 127). Edward Carrier made a motion to approve the permit; Larry Rappaport seconded and all present agreed. APPROVED - #2006-19
Clyde Gray – 10’ x 31’ addition to existing garage at 12 Lombard Street (U9 Lot 35). Edward Carrier made a motion to approve the permit; Larry Rappaport seconded and all present agreed. APPROVED - #2006-20
John Janeiro – 34’ x 44’ camp with second floor dormer and 10’ x 44’ porch to be placed on his property on Titus Hill Road (R9 Lot 110). A letter from septic designer Leo MacKinnon indicated that test pits on the lot showed it would support an on-site four-bedroom septic system. Larry Rappaport made a motion to approve the permit, conditional on receiving the approval for construction of the septic system from the State of NH. Edward Carrier seconded and all present agreed. CONDITIONAL APPROVAL - #2006-21
Joy B. Haynes – 8’ x 12’ potting shed and possible fence around her property at 73 Corliss Lane. As there was some question as to where the fence would be placed, Larry Rappaport made a motion to approve the placement of the shed only. Irene Bean seconded and all present agreed. APPROVED - #2006-22
Gloria and Noel St. Laurent – 24’ x 30’ garage to be placed on their property located at 143 Carlton Hill Road (R10 Lot 34) Because the question as to whether this structure would be within 25’ a right-of-way was not checked, Larry Rappaport made a motion to table the application until this information is received. Irene Bean seconded and all present agreed. TABLED
Leo MacKinnon, Jr. – 30’ x 32’ residential garage to be placed on his property at 9 MacKinnon Road (R5 Lot 66). Edward Carrier made a motion to approve the permit; Larry Rappaport seconded and all present agreed. APPROVED - #2006-23
Edward & Elizabeth Smith – 34’ x 36’ post and beam barn to be used as a vacation home on their property on Piper Hill Road (R6 Lot 45). Percolation and test pit data completed by septic designer Karen Dickson was submitted, indicating the lot is suitable for the design and approved installation of an effluent disposal system. Mr. Smith indicated that Ms. Dickson is in the process of completing the design for a three-bedroom home. Larry Rappaport made a motion to approve the permit, conditional on receiving the approval for construction of the septic system from the State of NH. Edward Carrier seconded and all present agreed. CONDITIONAL APPROVAL - #2006-24
Deborah & David Broome – 12’ x 14’ deck on their trailer located on Lot 44 at Windsor Park Estates. Permission from landowner, Dominic Castildi, was attached. Edward Carrier made a motion to approve the permit; Larry Rappaport seconded and all present agreed. APPROVED - #2006-25
Sign Permits:
Richard Nadig – 2.5’ x 9’ illuminated sign, stating “First Run Home Entertainment…” to be placed on the roof of the porch located at 2 Pleasant Street. Larry Rappaport made a motion to approve the permit; Sandra Riendeau seconded and all present agreed. APPROVED - #2006-26
Mr. Nadig asked whether the ice cream cone signs he had previously used on his establishment would be considered a temporary, seasonal, sign since they are displayed only during the summer months. Larry Rappaport explained that a temporary sign is limited to 30 days; however, he could take them down after the 30 days and then put them back up. A form would need to be filled in and filed with the Town Clerk’s office each time.
Kheops International, Inc. – 4’ x 4’6” illuminated sign, stating “Copper Leaf…” to replace the existing sign located on the property at 232 Route 3. Larry Rappaport made a motion to approve the sign; Edward Carrier seconded and all present agreed. APPROVED - #2006-27
Kheops International, Inc. – 14” x 34” sign, stating “Kehops International” to be hung underneath the “Copper Leaf” sign above. It was noted that the combination of the two signs did not exceed 36 square feet. Larry Rappaport made a motion to approve the sign; Edward Carrier seconded and all present agreed. APPROVED - #2006-28
Kheops International, Inc. – 30” x 18” sign, stating “Copper Leaf” to be placed on the building at 232 Route 3. Larry Rappaport made a motion to approve the permit; Edward Carrier seconded and all present agreed. APPROVED - #2006-29
Waiver of Site Plan Regulations:
Richard Nadig - Request for a waiver of site plan regulations for the use of the property located at 2 Pleasant Street. Mr. Nadig expressed his desire to amend his site plan for First Run Home Entertainment” from ice cream and videos to include pizza, deli sandwiches, subs and other take-out lunch items. He included a copy of the kitchen floor plan which has been approved by the State. A final on-site approval will be conducted prior to May 1st. Rick stated his plans to have two tables inside with seating on the porch also. Larry Rappaport made a motion to approve the waiver; Sandra Riendeau seconded and all present agreed. Rick was advised that, should there be a problem regarding this amendment in the future, the Planning Board had the right to ask for a full site plan
review and public hearing. APPROVED
Site Plan Review Public Hearing:
K Corp – David St. Germain, agent for James Kaplin, presented plans for the building located at 154 Main Street. He explained that the property owner on the application needed to be changed to Colebrook Holding LLC, a deriviative of the K Corp. He further stated that the building will be remodeled to accommodate three different retail and/or office spaces. The stairwell inside the building will be removed with the upstairs not being utilized due to the fact that a sprinkler system would need to be installed if it were. The electrical will be completely upgraded.
Originally the plan was to add an egress to the side of the building; however, upon talking to abutters Lisa and Burton Peet, it was understood that such an egress would be on their property. Mr. St. Germain stated the egress would be placed within the building to exit onto the sidewalk. Mr. Peet remarked that ice and snow buildup on the building has caused water to accumulate in their basement. He asked that this problem be taken into consideration.
Mr. St. Germain stated that the existing coolers would be removed; however, the loading dock would remain. Store front glass will be placed in many locations where currently there is solid wall and additional entrances will be added. Larry Rappaport remarked that the traffic flow currently is one way and Mr. St. Germain said he could foresee no problems keeping it the same way. In answer to Edward Carrier’s questions, Mr. St. Germain responded that the hours of operation would be normal store hours and no trucks would be running all night. It is planned to hire local people to complete all general maintenance, such as snow and garbage removal, etc.
Abutter Robert Lawton questioned if the property had been surveyed to determine the boundaries. His primary concern was if the fence was the boundary line. He also wished to see the fence stabilized. Abutters Lisa and Burton Peet also questioned the exact location of the boundary lines. They had no objection to the project as long as it made the building safe and less of a fire hazard.
Larry Rappaport stated that, until it is known who the actual tenants are, he felt the Board could grant a temporary approval, but nothing permanent. Mike Ouellet remarked that he could see no major problems; however, the Board would still need to be apprised of where signs would go, actual parking layout, lighting, etc. before they could grant permanent approval. Mr. St. Germain agreed to come in with a more detailed site plan showing the details asked, once contracts with the retailers had been signed. Larry Rappaport made a motion to continue the site plan review until a future date; Edward Carrier seconded and all present agreed. CONTINUED
Site Plan Review Conceptual Hearing:
Kathleen Kelly – Kathleen Kelly presented a conceptual drawing for a veteranian clinic and residence to be placed on property located on Route 26, owned by Brad Sweatt, but under a purchase and sale agreement. The plan indicated a 5,000 square foot building with walk-out basement set back more than twenty-feet from the highway. A fence will run along the boundary line. Parking for ten vehicles will be created. There will be no outside kennels or exterior lights except for a motion detector light. A 30’ x 60’ garage with shop above will also be constructed on site. No problems were noted and a public hearing will be warned for April 25th.
Bills:
Larry Rappaport made a motion to pay the invoice from the News & Sentinal for $110 and Jordan Associates for $40. Edward Carrier seconded and all present agreed.
New Business:
Due to a change in the use of the court room, it is necessary to change the Planning Board’s monthly meeting date. It was agreed to schedule the regular meeting for the fourth Wednesday of the month; with a work session on the first Wednesday, if necessary.
In answer to a question as to whether a permit would be necessary to install a wind turbine or solar panels on posts beside a residence, it was determined that a permit would be needed. It was also noted that radio antenna (and cell towers) are specifically excluded within the zoning ordinance.
The completed fee schedule was reviewed and approved, effective April 12, 2006.
The following certificates of occupancy was reviewed and signed:
Tod Chase – 12’ x 16’ shed
Peter & Julia Kulessa – 20’ x 30’ camp
Old Business:
In light of new information, Edward Carrier made a motion to bring the Eleanor Lyons and Albion Lyons proposal for a two-lot subdivision back before the Board for review. Sandra Riendeau seconded. The vote was three ayes and one nay (Rappaport).
Edward Carrier made a motion to approve the March minutes as corrected. Sandra Riendeau seconded and all present agreed.
The meeting was adjourned at 10 pm.
Respectfully submitted,
Sheila M. Beauchemin
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