June 3, 2008 Planning Board Minutes
Chairman Mike Ouellet called the meeting to order shortly after 7 pm. Board members present were Kevin McKinnon, Irene Bean, Sandra Riendeau and Selectman Roland Cotnoir.
Others present were Huguette Poulin, Mark Nugent, Robert Grant, Jim Wells, Dana Masson, Daniel Beloin and Sheila Beauchemin.
Building Permits:
Edward Poulin – 50’ x 70’ store to be placed on the property currently owned by Lewis Ford Inc., located on Colby Street, identified on the Colebrook Tax Maps as 111-16.
It was noted the setbacks from the property line do not meet the current zoning ordinance requirements and the waiver of septic had not been filled in or signed. Mr. Wells remarked there appears to be a conflict with the property line in the front with the original boundary line currently twenty feet from the road, leaving a piece of property between the road and the boundary line. He questioned if this may have occurred when the road was relaid in 1987, leaving the land between the road and the boundary line as the town’s right-of-way. Kevin McKinnon remarked that he felt this statement was correct; that when the road was relaid, it left a chunk of the right-of-way unused. Chairman Ouellet stated this appears to mean the building would be built within five feet of the property line, yet there would be land
in between the property line and the edge of the road.
Kevin McKinnon asked if the Poulins planned to utilize town water and sewer. Mrs. Poulin remarked they wished to hook up to the town water system; however, they had decided to go with their own septic system due to the cost involved to hook into the town sewer.
Discussion ensued regarding the piece of property indicated between the boundary line and the road. In order for the permit to be approved by the Planning Board, without a ZBA variance, research would be necessary to determine if the land had reverted back to the owner during the road reconstruction and if the town had retained the right-of-way. The consensus of the Planning Board members was that they would have no problem with a ZBA variance being granted for the front setback and that might be the easiest way for Mr. Poulin to obtain his building permit. When asked if it might be possible to change the shape of the building to satisfy the setback needed, Mrs. Poulin did not feel it was probable.
Chairman Ouellet also pointed out that the permit, as presented, lacked information regarding the proposed septic disposal as the waiver is not signed and no design for a septic is accompanying the permit. He also reminded Mrs. Poulin that a site plan would need to be conducted prior to any building being constructed and a letter of permission from the current landowners for this venture would be necessary. A driveway permit will also need to be obtained for this parcel.
Kevin McKinnon made a motion to deny the permit for the following reasons: (1) setbacks not meeting current zoning ordinance, (2) lack of a septic system design or signed waiver, (3) no letter of permission from the landowner, (4) no approved site plan in place, and (5) no driveway permit. Sandra Riendeau seconded the motion and all present agreed. Chairman Ouellet advised Mrs. Poulin of her right to appeal for a variance for the determination regarding the front property line setback to the Colebrook Zoning Board of Adjustment. Planning Board members indicated their support for such a variance. DENIED
Nugent Oil Co. – 12’ x 16’ building to house pumping station for new underground tanks at the corner of Colby Street and Creamery Road (110-18). Irene Bean made a motion to approve the permit; Sandra Riendeau seconded and all present agreed. APPROVED - #2008-35
Daniel Beloin – 18’ x 45’ tractor shed at 160 Stevens Hill Road (R5 Lot 20). Sandra Riendeau made a motion to approve the permit; Kevin McKinnon seconded and all present agreed. APPROVED - #2008-36
Jonathan W. Brown - 10’ x 12’ storage shed to be placed at 29 Brown Road (212-4). Sandra Riendeau made a motion to approve the permit; Kevin McKinnon seconded and all present agreed. APPROVED - #2008-37
Bradley & Stephanie Cross – 12’ x 12’ storage shed to be placed at 46 Park Street (U9 Lot 46). Sandra Riendeau made a motion to approve the permit; Kevin McKinnon seconded and all present agreed. APPROVED - #2008-38
Lee Capistran – 24’ x 32’ one-story home to be placed on Shallow Road (R4 Lot 44). State approval for construction of a septic system had been obtained. Town records will be checked to verify that a driveway permit was issued to this property under the former owners. If none are found, Mr. Capistran will be asked to apply for a permit. Sandra Riendeau made a motion to approve the permit; Kevin McKinnon seconded and all present agreed. APPROVED - #2008-39
Kevin Marquis – 22’ x 26’ two-car garage to be placed at 17 Marquis Drive (R10 Lot 104). Irene Bean made a motion to approve the permit; Roland Cotnoir seconded and all present agreed. APPROVED - #2008-40
Lewis Oil Company – Six foot chain link fence around the propane pumping station located at 5 Hill Avenue (U8 Lot 87). It was noted that this fence would be placed on the edge of the town’s right-of-way. Kevin McKinnon made a motion to approve the permit, conditional on the permit being corrected to read “six-foot” rather than “six-inches”, that the second page of the application be signed and that a notarized statement stating it is understood the fence will be placed on the line between the Lewis Oil property and the Town of Colebrook property (right-of-way) be presented for the file. Sandra Riendeau seconded the motion and all present agreed. CONDITIONAL APPROVAL - #2008-41
Graham Watson – 14’ x 35’ garage at 333 Diamond Pond Road. Irene Bean made a motion to approve the permit; Sandra Riendeau seconded and all present agreed. APPROVED - #2008-42
Janet Heath – 8’ x 10’ shed to be placed at 30 Bungy Road (253-41). Kevin McKinnon made a motion to approve the permit; Roland Cotnoir seconded and all present agreed. APPROVED - #2008-43
Michael and Kristin Rollins – 8’ x 10’ shed to be placed at 9 Route 145. Kevin McKinnon made a motion to approve the permit; Irene Bean seconded and all present agreed. APPROVED - #2008-44
Conceptual Site Plan
Mark Nugent relayed that he would need a future facility to house his oil trucks and was considering his site at the corner of Colby Street and Creamery Road. Trucks would still enter where the road is currently situated on the property. No maintenance would be performed at this site, just storage. The Board members remarked that they could foresee no problems with this venture and advised Mr. Nugent to come back before the Board with a site plan when he was ready to proceed.
Conceptual Subdivision:
Dana Masson laid before the Board a conceptual design for a two-lot subdivision of Elaine and Sheldon Gray’s property on Route 26. It was noted the proposed lot would not meet the subdivision regulation of no lot shall be permitted where the ratio between the narrowest and longest dimensions exceed 1 to 4. Mr. Masson suggested triangulating the upper portion of the lot to get away from the “bowling alley” affect. Currently there appears to be a little lot in the northern corner that is separate from the large portion to be subdivided. It was questioned if this little lot should be merged into the larger parcel. Chairman Ouellet also indicated the right-of-way accessing the back lot should be stated on the plan. A public hearing will be warned for July 1st.
Greenhouse Fees:
Chairman Ouellet stated that the present cost for a greenhouse would be five cents per square foot for residential and ten cents per square foot for commercial. He continued he agreed the Farmer’s Coop should be supported; however, he also felt the Planning Board had a fiduciary obligation to the town. He proposed to cut the current fee for both residential and commercial in half.
Roland Cotnoir questioned the amount of expenses incurred by the Planning Board. He felt the little amount received for a greenhouse permit would not affect payment of expenses. He further stated he felt the Farmer’s Coop should be looked at as creating jobs and the greenhouses as a way of survival. He stated he felt the Town owed it to its citizens to allow them to build a greenhouse without being charged. He did remark that he felt a building permit would be necessary, but with fee waived.
Kevin McKinnon questioned if the greenhouse, if made of plastic, would be GPS’d for the town map. If so, he wondered if the applicant should pick up the $11.50 fee involved. He questioned waiving the fee for a commercial greenhouse. He had no problem waiving the fee for a small residential greenhouse; but he felt a larger commercial based structure should pay a basic fee of $50.00, plus the GPS fee. He felt a residential applicant should pay the $11.50 GPS fee.
Irene Bean remarked that she is against charging a fee for greenhouses. She did not believe a major income would be lost without a permit fee because she doubted Colebrook would see 50 or 60 greenhouses. Her guess was that we might see a dozen new greenhouses creating a brand new business to bring back agriculture. Irene agreed that the fee for GPS should be collected.
Mike Ouellet stated that there appeared to be a need to distinguish between commercial or residential. Irene asked if this would mean the members of the Coop would be charged. Kevin remarked that if they don’t pay the $11.50 GPS cost, we are asking taxpayers to subsidize the business.
Kevin McKinnon made a motion to charge a flat fee, no size limit, as follows: $25 for a residential greenhouse and $50 for a commercial endeavor. Sandra Riendeau seconded the motion and it passed with three ayes and one nay (IB).
A letter will be sent to Sarah Gagne regarding the fact that she needs to remit a $25 fee for the greenhouse permitted last month.
New Business:
Chairman Ouellet read a letter from Shirley McAuliffe to the Board regarding the property at 21 Edwards Street, which appears to have a lot of yard sale items outside, making it appear unsightly. It was determined by the Board that this matter is not a planning board issue. It is understood that the Selectmen received the letter also and the Town Manager has contacted the owner of the property regarding the problem.
Kevin McKinnon made a motion to approve the May minutes as written. Roland Cotnoir seconded and all agreed.
Kevin McKinnon made a motion to convene an executive session to discuss legal matters. Roland Cotnoir seconded and all present agreed. The session commenced at 9:41 pm. The executive session was terminated at 9:45 with a motion made by Sandra Riendeau and seconded by Irene Bean.
The meeting adjourned at 9:45 pm.
Respectfully submitted,
Sheila M. Beauchemin
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