Planning Board Minutes
November 6, 2006
Chairman Mike Ouellet opened the meeting at 7 pm. Board members PersonNameKevin McKinnon, Irene Bean, Selectman Benoit Lamontagne, and alternates Joe Ippolito and Sandra Riendeau were present. Joe was asked to sit in for Edward Carrier.
Others present were Stewart Rainville, Robert Ruel, Vito Rella, Raymond Riendeau, Karen Mercier, Phil Lambert, Jr., Tanya and Ronald Crawford, Claire Lynch, Bradley Montague and PersonNameSheila Beauchemin.
Driveway Permit:
Dawn Kelsey – Construct a driveway access road entrance to her property located on addressStreetReed Road, identified on the Colebrook Tax Maps as R11 Lot 96. This application was tabled in October as more information was sought. Mrs. Kelsey was asked to provide a sketch indicating where the septic system and leach field, owned by the abutter but on her property, were located in relationship to the placement of the driveway. Due to the fact that no additional information was received, Joe Ippolito made a motion to deny the permit. Benoit Lamontagne seconded and all present agreed. Mrs. Kelsey will be advised to feel free to come back before the Board when more information is available. DENIED
Building Permits:
David Rainville – Store a 16’ x 80’ mobile home on his property on Route 145 (R6 Lot 60). This mobile home will, next spring, replace the current one they are residing in. Mr. Rainville stated that he had spoken to the Department of Transportation and the placement of this mobile home for storage does not affect the state’s right-of-way. Mike Ouellet reminded Mr. Rainville that another permit will be needed before this mobile home is moved to its permanent site. Irene Bean made a motion to approve the permit; Joe Ippolito seconded and all present agreed. APPROVED - #2006-87
Gary & Mary Jo Bergeron – Place a camper with incinolet toilet for seasonal camp on property at addressStreetAtwood Drive. This permit had been tabled last month due to a notation in the deed attached stating a covenant that “no trailers or mobile homes shall be placed upon conveyed parcel as a residence unless approved in writing by the grantors". Legal counsel was obtained as to whether the Board could act upon this permit with knowledge of the covenant. The Board was informed that it is not the town’s responsibility to enforce covenants and a subdivision or building permit cannot be denied as long as it meets Colebrook's regulations. Joe Ippolito made a motion to approve the permit; PersonNameKevin McKinnon seconded. The vote was two ayes (KM: JI); one nay (IB) and one
abstention (BL). APPROVED - #2006-88
Winterset, Inc. – Place three office trailers on property owned by Karen Langley on Route 26 (R12 Lot 18). Irene Bean made a motion to approve the permit, conditional on receiving the minimum fee per trailer; Joe Ippolito seconded and all present agreed. APPROVED - #2006-89
Steven Mihalcik – 12’ x 12’ shed at his residence at addressStreet19 Third Street (Lot 28 of Windsor Park Estates). A letter of approval was included from the landowner. Irene Bean made a motion to approve the permit; PersonNameKevin McKinnon seconded and all present agreed. APPROVED - #2006-90
Frederick E. Tillotson – 8’ extension to south side of garden shed at their residence at addressStreet111 Munn Road (R12 Lot 138A). Benoit Lamontagne made a motion to approve the permit; Irene Bean seconded and all present agreed. APPROVED - #2006-91
Fernand Beloin – 12’ x 16’ shed on his property on addressStreetStevens Hill Road (R5 Lot 13). PersonNameKevin McKinnon made a motion to approve the permit; Joe Ippolito seconded and all present agreed. APPROVED - #2006-92
Colebrook Downtown Development Association – Multiple additions to the building located at addressStreetOne Carriage Lane, formerly known as the Grange Hall (U8 Lot 61). These additions consisted of an elevator and fireproof stairs on the west side of the building; entrance stairs or porch on the east side; emergency exit on the north side and wing and porch on the south side. The question on the permit as to whether the building falls within the floodplain was left blank. Being aware of the building’s location, the Board felt it was very possible that the building does fall within the floodplain; therefore, they had no option but to deny the permit until a certificate of elevation is received or more information provided. In addition, due to the close proximity of boundary lines, an exact
measurement of the distance from the left boundary line to the addition is necessary to ascertain that a variance is not needed. PersonNameKevin McKinnon made a motion to deny the permit at present due to lack of information; Joe Ippolito seconded. The vote consisted of two ayes (KM; JI) and two abstentions (BL;IB). DENIED
Sign Permit:
Karen Mercier – Place a 14” x 30” sign, stating “Alley Cats Thrift Entrance” at the back side of the building located at addressStreet110 Main Street. Mrs. Mercier indicated that there is currently a sign on the front of the building. A letter of approval was attached from the landowner. Benoit Lamontagne made a motion to approve the permit; Irene Bean seconded and all present agreed. APPROVED - #2006-93
Aime Strickland – 4’ x 5’ sign, stating “Aime’s Card & Gift” to be placed on the building at addressStreet106 Main Street. It was noted that this sign would replace the existing one. PersonNameKevin McKinnon made a motion to approve the permit; Benoit Lamontagne seconded and all present agreed. APPROVED - #2006-94
Boundary-Line Adjustment Public Hearing:
Bradley Montague – Chairman Ouellet read the application which proposed a boundary-line adjustment between Mr. Montague’s property, bordered by addressStreetCorliss Lane and addressStreetScenic View Drive, and property owned by Ronald and Tanya Crawford, identified on the Colebrook Tax Maps as U6 Lot 1 and U2 Lot 10 respectively. This adjustment would create a 2 acre lot, leaving the residual 36 plus acres owned by Mr. Montague. No variances were requested. PersonNameKevin McKinnon made a motion to accept the application as read; Benoit Lamontagne seconded and all present agreed.
Surveyor Dana Masson explained that the two-acre lot created would be added to Ronald and Tanya Crawford’s current property, and could not be separately transferred without prior subdivision approval. PersonNameKevin McKinnon made a motion to approve the boundary-line adjustment as presented. Joe Ippolito seconded and all present agreed. #640
Conceptual Boundary Line Adjustment:
Raymond Riendeau & Vito Rella – Messieurs Riendeau and Rella presented a copy of the tax map, explaining that they wished to exchange three acres between three of their abutting properties. It was noted that the right-of-way on the tax map is incorrect and any new plan placed before the Board should have the correct placement; in addition to the fact that the right-of-way would need to be extended. It was felt that this exchange would in fact, be considered two boundary-line adjustments. A public hearing will be warned for December 4, 2006.
Raymond Riendeau – Mr. Riendeau explained that he would like to move the boundary-line between two of his parcels. The Board could see no problems and a public hearing will be warned for December 4, 2006.
Chris Ragoonath – Surveyor Dana Masson presented a conceptual subdivision for Mr. Ragoonath’s property off Golf Links Road. Currently there is 25 acres divided into two lots. Mr. Ragoonath is proposing to divide the two lots into four. Mr. Masson was advised that if the right-of-way created was over 600 feet, it would need to loop back to a Class V or better road. If the right-of-way was under 600 feet, a cul-de-sac could be created with the road built to town specs. It was also noted that a 65’ radius is required for a turn-around.
Conceptual Site Plan:
Robert Ruel – Mr. Ruel presented a conceptual plan to convert the current building at 88 Bridge Street into a bed and breakfast. He explained that the building is currently a six bedroom home with an in-law apartment. He would use it as his primary residence, along with the bed and breakfast, and would make no exterior changes other than cosmetic repairs to the porches. He proposed a 3’ x 4’ sign, illuminated with a spot light but turned off at 11 pm each evening. The current parking lot would be increased for eight vehicles with the back of the home being utilized by the owner’s vehicles. He understood that the building has its own water supply but was on town sewer.
Irene Bean questioned if there would be enough parking for the larger snow mobile trailers. Mr. Ruel explained that the lot is 2.6 acres with enough land in back to be converted, if necessary, for parking. Mike Ouellet reminded him that any state regulations dealing with the operation of a bed and breakfast would need to be met. Concensus of the Board was that a full public site plan would be necessary prior to his establishing this business. Mr. Ruel was advised of other items the Board would question, such as drainage, snow removal, location of signs, and exterior lighting.
Excavation Permit Public Hearing:
Town of Colebrook – Chairman Ouellet read the amended excavation permit application submitted by the Town of Colebrook for property owned by Phil Lambert, Jr. on Skyline Drive, identified on the Colebrook Tax Maps as R9 Lot 111. It was noted that an approximate six-acre area had been previously approved for removal of material. This amended application is to excavate an additional 130,000 cubic yards of mateiral, affecting 6.6 acres on the site. PersonNameKevin McKinnon explained this additional excavation will complete the next phase of covering the landfill. Trucks carrying this excavation material will only need to travel from this property to the landfill, eliminating extra traffic on Titus Hill Road which would happen if the material was off-site. Chairman Ouellet explained that state law
requires a new permit and public hearing due to the expansion. Benoit Lamontagne approved the permit as presented; Joe Ippolito seconded and all present agreed. APPROVED
Bills:
Benoit Lamontagne made a motion to approve payment of the invoices from the News & Sentinel and Colebrook Chronicle. Joe Ippolito seconded and everyone agreed.
New Business:
An approval for construction of a septic system for Marie Josee Vaillant’s property located at 120 Angels Road was reviewed by the Board. The approval indicates that a 600 gallon per day septic tank will be installed for an unspecified commercial use. Ms. Vaillant will be asked to appear before the Board to advise them if any changes of use are occuring at this location.
The Board reviewed the “Permission to Extend Building Permit Deadline” form. It was agreed that this will be used in the future for building permit extension.
A problem with the certificate of occupancy form was discussed.
Irene Bean questioned if a site plan waiver would be sufficient if a residential home became an assisted living home. This residence use to be an assisted living home in the past and parking is not an issue. The consensus of the Board was that a site plan waiver could be entertained.
Old Business:
James Alton - The Town of Colebrook Zoning Ordinance regulates fences, requiring a permit for a fence with a height of four-feet or more. Discussion has ensued for a couple of months regarding whether fencing used in agricultural pursuits requires a permit. Legal counsel was obtained regarding whether a portable fence over four feet high used to corral horses and moved periodically from place to place in a pasture, requires a permit. The answer obtained was that, unless our Zoning Ordinance excludes some type of certain fence, a permit is needed for any fence four-feet or higher. Mr. Alton will be advised that his property on Fish Hatchery Road is in violation and a permit is necessary.
It was agreed to have the first public hearing on the amendments for the Floodplain Ordinance, Zoning Ordinance and Site Plan Regulations on December 4, 2006. It was also agreed that due to the New Year’s holiday, the January meeting will be held on the second Tuesday of the month, January 8th.
In a follow-up to a letter regarding payment of taxes before a building permit is granted, legal counsel advised that the planning board cannot withhold any approval for non-payment of taxes.
Sandra Riendeau was asked to sit in for Joe Ippolito. Irene Bean then made a motion to approve the minutes for the August 21, 2006 meeting. Sandra Riendeau seconded and all present agreed. Joe then resumed his seat on the Board.
Joe Ippolito made a motion to approve the October 2, 2006 minutes as written. PersonNameKevin McKinnon seconded and all present agreed.
The meeting adjourned at 9:45 pm.
Respectfully submitted,
Sheila M. Beauchemin
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