Planning Board Minutes
December 4, 2006
Vice Chairman Edward Carrier opened the meeting shortly after 7 pm. Board members present were PersonNameKevin McKinnon and alternate Sandra Riendeau. placeCitySandy was asked to sit in for Irene Bean.
Others present were Vito Rella, Raymond Riendeau, Rick and Linda Tillotson, John
Pesaturo, Donna Jordan, Claire Lynch and PersonNameSheila Beauchemin.
Driveway Permit:
Leon & Alicia Rollins – Construct a driveway access road, horse-shoe style, to their property on addressStreetReed Road (R11 Lot 96). Public Works Director PersonNameKevin McKinnon indicated that upon viewing the site, he found the purposed westerly entrance did not meet the line of sight requirements. It would need to be moved one hundred ten (110) feet toward the easterly entrance to meet line of sight requirements. PersonNameKevin McKinnon made a motion to approve the easterly entrance only. Sandra Riendeau seconded and all present agreed. APPROVED - #2006-100
Building Permits:
John S. Pesaturo, Sr. – 16’ x 24’ camp with portable toilet to be placed on his property on Route 26 (R12 Lot 38). Mr. Pestauro was advised that the portable toilet must be serviced by a licensed septic pumper and that the Board reserved the right to ask to see the pumping receipts at any time. He was also advised that, if running water is ever put into the building, he would need to comply with state and federal guidelines for a septic system. PersonNameKevin McKinnon made a motion to approve the permit; Sandra Riendeau seconded and all present agreed. APPROVED - #2006-95
Colebrook Downtown Development Association – Multiple additions to the building at addressStreetOne Carriage Lane. This application was presented last month; however, no indication was made as to whether the building was in the floodplain, therefore it was denied. Since that time, an elevation certificate has been completed. Rick Tillotson explained that a magnetic pin at the corner of the building between Hebert’s and the warehouse indicates an elevation of 1027.9. It was also found that the top of the basement footing is six inches above the ground at 1024 feet. Mr. Tillotson presented a study completed in 2004 regarding the Lake Abeniki Dam and the projected flood area within the Colebrook township should the dam breach. This study looked at the peak 100-year flood normal compared
to what the level would increase to if the Abenaki Dam broke. FEMA’s map shows 1,008 feet as the peak in a 100-year flood. This project projected 1,016 feet as the highest the water would go with a dam break. The former Grange building’s lowest point sits at 1,024 feet.
The building application indicated that the proposed additions would be 6 feet from the left boundary line with the front boundary line at 5 feet. Colebrook Zoning Ordinances state “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…”; therefore, PersonNameKevin McKinnon stated the Board had no option but to deny the permit and waive the fees and so moved. Sandra Riendeau seconded and all present agreed. A motion made by Sandra Riendeau, and seconded by PersonNameKevin McKinnon, to waive the fees was also approved. Mr. Tillotson was advised of Colebrook Downtown Development Association’s right to appeal the determination to the Zoning Board of Adjustment. DENIED
Michael J. Konosky – 28’ x 64’ four bedroom vacation home to be built on his property on addressStreetRussell Road (R12 Lot 80). PersonNameKevin McKinnon made a motion to approve the permit, conditional on the setbacks being filled in that meet the Town of placeCityColebrook requirements. Sandra Riendeau seconded and all present agreed. APPROVED - #2006-96
Bernard Carrier – 30’ x 45’ residential garage to be built on his property at addressStreet13 Parsons Street (U8 Lot 60). PersonNameKevin McKinnon made a motion to approve the permit; Sandra Riendeau seconded and all present agreed. APPROVED - #2006-97
Robert and Rodney Smith – 12’ x 50’ mobile home to be placed on Lot 67 in the Windsor Park Estates Trailer Park (U13 Lot 16). PersonNameKevin McKinnon made a motion to approve the permit, conditional on receiving a letter of permission from the landowner, Castmin Realty. Sandra Riendeau seconded and all present agreed. APPROVED - #2006-98
Kevin & Nanci Coughlin – 18’ x 20’ cabin with loft and basement to be built on their property on Bennett Hill (R4 Lot 3-1). PersonNameKevin McKinnon made a motion to approve the permit; Sandra Riendeau seconded and all present agreed. APPROVED - #2006-99
Waiver of Site Plan Regulations:
Tri-County CAP (Alzheimer’s Health Care Service) - Request for a waiver of site plan regulations for the use of the property located at 141 Main Street. Tri-County CAP proposed to utilize a portion of the building at this site for a non-profit adult day care. The grounds for a waiver were that the location has been used for a business in the past and the site presents plenty of parking for this endeavor. Sandra Riendeau made a motion to approve the waiver; PersonNameKevin McKinnon seconded and all present agreed. Tri-County CAP will be advised that, should there be a problem regarding this site in the future, the Planning Board has the right to ask for a full site plan review and public hearing. Due to their non-profit status, Sandra Riendeau moved to waive the fees; Edward Carrier seconded and
all present agreed. APPROVED
Boundary-Line Adjustment Public Hearing:
Raymond Riendeau and Vito Rella – Vice Chairman Edward Carrier read the application indicating a boundary-line adjustment between property owned by Raymond Riendeau, identified on the Colebrook Tax Maps as R6 Lot 64 and property owned by Vito Rella, indicated on the Tax Maps as R6 Lot 65 and 5-1. No waivers were requested. PersonNameKevin McKinnon made a motion to accept the application as read; Sandra Riendeau seconded and all present agreed.
Mr. Riendeau and Mr. Rella explained that the prupose of the boundary-line adjustment was to exchange an equal amount of land between them. Mr. Riendeau would transfer 3.06 acres of R6 Lot 64 to Mr. Rella’s abutting property of R6 Lot 65. It was noted that the boundary line on this 3.06 acres would be the stone wall. In return, Mr. Rella would transfer 3.06 from R6 Lot 5-1 to Mr. Riendeau’s abutting property of R6 Lot 64. The plan indicated the right-of-way from Aldrich to R6 Lot 5-1 had been extended further across Mr. Riendeau’s newly acquired piece.
PersonNameKevin McKinnon made a motion to accept the plan as presented. Sandra Riendeau seconded and all present agreed. #641
Raymond & Micheline Riendeau – Vice Chairman Edward Carrier read the application indicating a boundary-line adjustment between their properties on Aldrich Road, identified on the Colebrook Tax Maps as R6 Lot 64 and Lot 63. No waivers were requested. PersonNameKevin McKinnon made a motion to accept the applicatoin as read; Sandra Riendeau seconded and all present agreed.
Mr. Riendeau explained that the boundary line between these two lots would be moved, transferring 0.87 acres from Lot 63 to Lot 64. In addition, the triangular piece of property, containing 0.16 acres, remaining in the lower corner of Lot 64 due to the above boundary line adjustment would be transferred to Lot 63.
PersonNameKevin McKinnon made a motion to accept the plan as presented. Sandra Riendeau seconded and all present agreed. #641
It should be noted that these two boundary-line adjustments were contained on the same plan.
Public Hearing re: Zoning and Floodplain Ordinance Changes & Site Plan Regs:
Zoning Ordinance – The Board reviewed the addition of the following to Article IV.6 as subsection C (which means the current section C will become section D):
If construction is not begun within one year from the date of issuance of a building permit, then the building permit shall become void, in the absense of further action by the Plannig Board; provided, however, that this one-year period shall not be deemed to alter or supercede any other
time period imposed by the Planning Board or Zoning Board of Adjustment. In case of conflict, the more stringent time limitation shall control.
PersonNameKevin McKinnon approved the amendment as read; Sandra Riendeau seconded and all present agreed. The amendment will appear on the Town Meeting ballot for acceptance.
Floodplain Ordinance – The board reviewed the proposed definintion additions within the Floodplain Ordinance suggested as a result of the 2006 Community Assistance Visit in regards to the National Flood Insurance Program. These definitions will include manufactured home park or subdivision; new construction; and violation. Revisions to the definition of development and manufactured home were also reviewed; along with the suggestion to delete reference to Zone A0 and AH under Special Flood Hazard Area as these zones are not located in Colebrook. PersonNameKevin McKinnon made a motion to approve the changes to the Floodplain Ordinance and to place them on the Town Meeting ballot for acceptance. Sandra Riendeau seconded and all present agreed.
Site Plan Regulations – Due to the complexity, it was decided to forego discussion on the changes proposed until the January meeting. It was noted that any changes to the site plan regulations do not have to go on the official ballot in March.
Bills:
PersonNameKevin McKinnon made a motion to approve payment of the News & Sentinel invoice for $97.75. Sandra Riendeau seconded and all present agreed.
Old Business:
Certificate of Occupany - It was agreed that the Board needs to review the process involved with the certificate of occupancy. Sandra Riendeau felt it might be time for a zoning code enforcement officer, perhaps one person hired who would do the majority of the northern towns. Edward Carrier did not feel a code enforcement officer was necessary; however, at a minimum, the Town of Colebrook should require a copy of the contractor’s driver’s license, along with a copy of their plumbing, electrical or heating license. This discussion will continue at next month’s meeting.
Marie Josee Vaillant responded to the Board’s inquiry regarding the recently received approval for construction of a septic system for a 600 gallon per day septic tank for unspecified commercial use at her property located at 120 Angels Road. It is the Board’s understanding that the project has been put on hold until Spring when she plans to construct additional bedrooms within the storage garage at this site. Mrs. Vaillant was asked to come back before the Board prior to beginning this project.
It should be noted that the minutes for the November 6, 2006 meeting could not be approved due to a lack of quorum of members who had attended that meeting. The November minutes will be reviewed in January.
The meeting was adjourned at 9:45 pm.
Respectfully submitted,
Sheila M. Beauchemin
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