March 5, 2007 Colebrook Planning Board Minutes
Chairman Ouellet called the meeting to order at 7 pm. Board members present were Edward Carrier, PersonNameKevin McKinnon, Irene Bean, Selectman Benoit Lamontagne and alternate Sandra Riendeau.
Others present were Ron & Elizabeth Guerin, David & Sandra Woodard , Philip Shaw, Don MacNeil, Colin Sutherland, John Strickland, Ray with Twin State Signs and PersonNameSheila Beauchemin.
Bulding Permit:
Newland Development Associates LLC – 12’ x 34’ x 8’ dumpster enclosure to be placed on property at the corner of Main and Colby Street, identified on the Colebrook Tax Maps as U12 Lots 10, 11, 12, 13, 14 and 15. The application was put before the Planning Board in February, but was denied due to the back property line setback equaling zero feet. Since that time, the Zoning Board of Adjustment has granted a variance for an equitable waiver for dimension requirements. PersonNameKevin McKinnon made a motion to approve the permit with the Zoning Board of Adjustment variance; Edward Carrier seconded and all present agreed. APPROVED WITH WAIVER - #2007-16
State of placeStateNew Hampshire – Place construction work trailers on property owned by the Colebrook Development Corp on addressStreetBromage Drive, identified on the Colebrook Tax Map as U7 Lot 20. No letter of agreement from the landowner was presented; the waiver from septic disposal system was not completed and there was a question regarding whether the lot fell within the floodplain. PersonNameKevin McKinnon made a motion to deny the permit due to lack of information; Edward Carrier seconded and all present agreed. DENIED
Thomas Bearor – 12’ x 16’ shed to be placed on their property at addressStreet65 Johnson Lane. Edward Carrier made a motion to approve the permit; Irene Bean seconded and all present agreed. APPROVED - #2007-17
Sign Permits:
Rite Aid – 30” x 14’ 5 l/8” sign, equaling 35.83 square feet and stating “Rite Aid” to be placed on the building to be located on the property at the corner of Main Street and Colby Street. This sign will be illuminated with LED’s, not neon. It was noted that the application had been signed by Dave Schlot of Blair Signs and permission would be necessary from Newland Development. Benoit Lamontagne made a motion to approve the permit; PersonNameKevin McKinnon seconded and all present agreed. APPROVED - #2007-18
Rite Aid – 37 l/4” x 10’ 6 5/8” ground sign, stating “Rite Aid Pharmacy” to be placed at the addressStreetColby Street entrance proposed for the property at the corner of addressStreetMain Street and addressStreetColby Street. This is an illuminated pylon sign to be placed perpendicular to the main road with a 36” wide base. Edward Carrier made a motion to approve the permit; Benoit
Lamontagne seconded. Discussion ensued that, should this sign be approved, the proposed one to be placed at the Main Street entrance when discussed would have to be denied due to Zoning Ordinance regulations. Mr. MacNeil indicated, if a sign had to be denied, the developers would prefer that it was the addressStreetColby Street entrance one and not the addressStreetMain Street entrance. Therefore, Edward Carrier withdrew his motion and Benoit Lamontagne withdrew his second and this application was tabled.
Rite Aid - 37 l/4” x 10’ 6 5/8” ground sign, stating “Rite Aid Pharmacy” to be placed at the addressStreetMain Street entrance proposed for the property at the corner of addressStreetMain Street and addressStreetColby Street. This is an illuminated pylon sign to be placed perpendicular to the main road with a 36” wide base. Sandra Riendeau questioned why Rite Aid had not considered having one sign at the corner of the lot, rather than one at each entrance. Mr. MacNeil responded the developer had thought the request for two signs was reasonable whereas the site consisted of five lots. Mike Ouellet reminded Mr. MacNeil the Planning Board could only approve one sign due to the regulations. If two signs were desired, Rite Aid would need to appeal the denial to the
Zoning Board of Adjustment for a variance. Mr. MacNeil asked, should the Zoning Board of Adjustment deny the second sign and the developer decided to move the sign to the corner of the lot, could it be done procedurally and the mylar amended. Edward Carrier remarked he felt the mylar needs to indicate the actual location. Edward Carrier made a motion to approve the sign as presented; Benoit Lamontagne seconded and all present agreed. APPROVED - #2007-19
Rite Aid - 37 l/4” x 10’ 6 5/8” ground sign, stating “Rite Aid Pharmacy” to be placed at the addressStreetColby Street entrance proposed for the property at the corner of addressStreetMain Street and addressStreetColby Street. This is an illuminated pylon sign to be placed perpendicular to the main road with a 36” wide base. This sign also constitutes the second sign on this site. PersonNameKevin McKinnon remarked that, even though this site currently consists of many parcels, there is only one building and one site being considered. Benoit Lamontagne made a motion to deny this permit due to the Zoning Ordinance that states, “It shall be unlawful to erect any more than one sign per site that is not placed flush with the front of and against the actual
building.” Edward Carrier seconded and all present agreed. DENIED
Ray from Blair Signs then asked how directional signs are treated by the Planning Board. Edward Carrier read from the regulations that directional signs are exempt if under six square feet; however, he remarked he would like to see exactly where on the building they would be placed. The “Thank you for shopping Rite Aid” sign was deemed not a directional sign. Chairman Ouellet asked that an application describing the directional signs be presented for the record due to the massive size of the project.
Waiver of Site Plan Regulations:
Ronald Guerin - Request for a waiver of site plan regulations for the use of the property located at addressStreet110 Main Street. Mr. Guerin proposed to operate a retail gift shop at this site. His grounds for a waiver were that this is a continuation of the current use. Irene Bean made a motion to approve the waiver; Benoit Lamontagne seconded and all present agreed. Mr. Guerin 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
Lewis & Woodard - Request for a waiver of site plan regulations for the use of the property located at 35 Route 145. Mr. Woodard indicated he planned to operate an automotive service and repair, along with bus and truck service, at this site. His grounds for a waiver were that this is a continuation of the current use. Benoit Lamontagne made a motion to approve the waiver; PersonNameKevin McKinnon seconded and all present agreed. Mr. Woodard 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
Bruce Latham - Request for a waiver of site plan regulations for the use of the property located at addressStreet29 Bridge Street. Mr. Latham proposed to use the site to work as a physician seeing ambulatory patients of all ages and to make home visits for shut-ins. He stated no surgery nor obstetrics would be done. He remarked that all visits would be by appointment. Irene Bean made a motion to approve the waiver, conditional on receiving a letter of approval from the landowner; Benoit Lamontagne seconded and all present agreed. Mr. Latham 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. CONDITIONAL APPROVAL
Site Plan Public Hearing (continued):
Newland Development Associates LLC – Don MacNeil indicated he understood the Colebrook School Board would be sending a letter to the Colebrook Planning Board in regards to what they feel does not apply to the mylar, in particular: (1) no sidewalk on the emergency lane due to maintenance issue; (2) no planting on the Colebrook School District side of the fence; (3) emergency lane gate to be placed 10’ off the road. Chairman Ouellet remarked that any changes would have to be indicated on the mylar.
Upon reviewing the mylar, Chairman Ouellet stated he understood from the Fire Chief that the fire hydrant needed to be closer to the emergency lane. He also agreed that the Colebrook School Board had asked that the gate be brought up closer to the street, the sidewalk be removed on the emergency lane, and the shrubs along the school boundary line be removed, leaving just a vinyl fence along the boundary line.
The Planning Board agreed that the Chairman of the Board should attend the School Board meeting the following evening and inform them the Planning Board has a strong opinion regarding the trees remaining along the boundary line. Mr. Ouellet was also asked to relate to the School Board that the Planning Board has a strong disappoval to the white vinyl stockade fence as it does not seem to be harmonious with the project. The Planning Board was in agreement with moving the gate closer to the street so that cars will be discouraged from pulling in to drop off children.
Edward Carrier reminded Mr. MacNeil that the sign placement will need to be correct on the plan. Other changes deemed necessary before the mylar could be signed was the position of the gate; remove sidewalk from the emergency lane; decision regarding the school boundary line and location of the fire hydrant.
Subdivision Public Hearing:
Richard Koester – Chairman Ouellet read the subdivision application which proposed a two-lot subdivision of Richard Koester’s property located on Piper Hill, identified on the Colebrook Tax Maps as R6 Lot 39. No waivers were requested. PersonNameKevin McKinnon made a motion to accept the application as read. Edward Carrier seconded and all present agreed.
Surveyor Colin Sutherland explained that the subdivision would create two lots, one equaling 3.55 acres and one equalling 3.56 acres. It was noted approval for subdivision had been received from the Department of Environmental Services, due to the fact the lots were under five acres. An upper and lower driveway permit was approved for the original lot earlier in the year. Irene Bean made a motion to approve the subdivision as presented; PersonNameKevin McKinnon seconded and all present agreed. #642
Conceptual Subdivision:
John Strickland – Mr. Strickland approached the Board with a conceptual design to divide his current property into two lots. He stated he realized that, because it would create two lots under five acres, he needed to get state approval. The Board noted that the lot is currently non-conforming and this subdivision would create two conforming lots. Mr. Strickland was advised that he would not be able have frontage for the second lot on Route 145 due to the fact it would not meet the 150’ frontage ordinance. A right-of-way was feasible. Mr. Strickland understood he would need to get a driveway permit from the State of placeStateNew Hampshire if he did not use the existing drive.
New Business:
An application for a certificate of occupancy for Michael & Sharon Pearson was reviewed and signed. It was noted a new state law now requires that the furnace in new structures be inspected by the Fire Chief. Mike Ouellet stated he felt a line should be added to the certificate of occupancy recognizing this fact. It was the consensus of the Board that a line for “Furnace Inspection” be added to the Certificate of Occupancy.
Dr. Bruce Latham presented the Board with information regarding his expertise in emergency management and haz-mat conditions. He offered his assistance to all town officials or organizations. The information will be passed on to the Fire Chief and the emergency management personnel in the town manager’s office.
Old Business:
It was noted that William Blackwood had not responded to the letter regarding the three vehicles which do not appear to have valid registration or were no longer intended or in a condition for legal use according to their original purpose located on his property at addressStreet16 Gould Street. A certified letter will be sent, advising him that he has 30 days to remedy the situation to avoid future litigation.
Town counsel will be questioned regarding the correct way to complete the land transfer between the placePlaceNameColebrook PlaceTypeSchool District and Newland Development Associates, LLC.
PersonNameKevin McKinnon made a motion to approve the February 5th minutes as presented; Benoit Lamontagne seconded and all present agreed.
The meeting adjourned at 9:15 pm
Respectfully submitted,
Sheila M. Beauchemin
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