December 2, 2008 Colebrook Planning Board Minutes
Work Session:
Chairman Mike Ouellet called the work session to order at 6 pm. Present were board members Irene Bean, Sandra Riendeau and Selectman Roland Cotnoir and clerk Sheila Beauchemin. The following was reviewed:
Time limit needs to be added to the completion of site plans: Currently, once a site plan is approved, construction could commence five years from the date of approval without being reviewed again. The board was in agreement that a time limit of one year, such as on the building permits, should be added to the site plan regulations. Consideration should also be paid to allowing an extension.
Adding Change of Use to site plan regulations: Attorney Waugh’s suggestions from 2006 were reviewed once more. Discussion ensued regarding whether 500 square feet or 1,000 square feet should be considered in regards to additions. It was agreed that 500 square feet could be a substantial change if consideration was being made for a parking lot.
Buffer Zone: In regards to a question as to whether consideration needed to be paid to a buffer zone during the site plan process, it was decided to contact the Local Government Center to see if there are any standards in regards to generator noise, etc. (It should be noted that further review of the current Town of Colebrook site plan regulations indicates buffer zone has been addressed.)
Certificate of Occupancy (Zoning Ordinance): Currently tradesmen and the fire chief sign off on the certificate of occupancy, and the Planning Board has ten days after it is received to approve, or it is an automatic approval. Board members were in agreement that it should not be an automatic approval, therefore, it was agreed that the time for processing a certificate of occupancy application should be increased from ten (10) days to forty-five days (45).
It was agreed to meet for on December 13 at 8 am at the Williams Building to continue the work session.
Monthly Meeting:
Chairman Ouellet called the monthly meeting for the Colebrook Planning Board to order shortly after 7 pm. Along with the board members listed above, others present were Dana Masson, Donna Jordan, Larry Rappaport, Benoit Lamontagne, Karen Ladd, Craig Sanborn, Patti Craig, Linda Connell and various partners of McLane, Graf, Raulerson & Middleton Law Offices.
Building Permits:
Cellco Partnership d/b/a Verizon Wireless – 150’ (plus or minus) wireless communication tower and 12’ x 30’ equipment shelter to be placed at 30 Bill Bromage Drive (105-13). Linda Connell, representative for Cellco and an attorney with McLane, Graf, Raulerson and Middleton, explained that the current storage building belonging to the Colebrook Development Corp will remain on site. Cellco will, however, be replacing the current tower with one that will equal at least 150 feet, and possibly up to 190 feet. Verizon wireless will be located on the tower and they will rent out to other co-locations. It was noted that the Zoning Ordinances exempt communication towers from the permitting process. Sandra Riendeau made a motion to approve the permit for the 12’ x 30’
equipment shelter. Irene Bean seconded and all present agreed. APPROVED - #2008-95
Cellco Partnership d/b/a Verizon Wireless – 8’ x 1’ wire fence around 50’ x 50’ wireless communication facility to be located at 30 Bill Bromage Drive (105-13). Sandra Riendeau made a motion to approve the permit; Irene Bean seconded and all present agreed. APPROVED - #2008-96
Jimmy Crossley, Jr. – 14’ x 24’ wood / storage shed to be placed on his property at 241 Carlton Hill Road (252-15). Irene Bean made a motion to approve the permit; Roland Cotnoir seconded and all present agreed. APPROVED - #2008-97
Jeffrey Marchand – 6’ x 6’ x 4’ concrete pad for a windmill to be placed on his property at 79 Shallow Road (226-14). Roland Cotnoir made a motion to approve the permit; Sandra Riendeau seconded and all present agreed. APPROVED - #2008-98
Chester Wentworth – Modify Permit #2008-91, issued last month, for a carport to be built at 132 Harry’s Way. Mr. Wentworth indicated that the carport’s length was 20 feet rather than the 10 feet indicated on the original application. This additional length did not hinder the back boundary line setback. The Board noted the change in length and approved his certificate of occupancy.
Boundary-Line Adjustment Public Hearing:
Robert & Kelly Lemieux – Chairman Ouellet read the application for a proposed boundary-line adjustment of the Robert and Kelly Lemieux’s property located on Lemieux Drive and the property owned by Pauline and Robert Lemieux, identified on the Colebrook Tax Maps as 108-38 and 246-3 respectively. The proposed boundary line adjustment would add 3.92 acres to Tax Map 108-38, removing the same acreage from Tax Map 246-3. Waivers for soil type lines, contours and test pits were requested, due to the insignificant changes and fact no new lot is being created. Sandra Riendeau made a motion to accept the application and waivers as presented. Irene Bean seconded and all present agreed.
Surveyor Dana Masson explained the boundary-line adjustment is to put the outside building currently belonging on Lot 108-38, but sitting on Lot 246-3, on the correct piece of property. Sandra Riendeau made a motion to approve the plan as presented; Irene Bean seconded and all present agreed. #666
Site Plan Conceptual, resulting in Waiver of Site Plan Regulations:
Craig Sanborn – Mr. Sanborn appeared before the Board in regards to his proposal to use the former Manchester Manufacturing building located on Gould Street owned by Rex Jacobsma. Mr. Sanborn explained that he wished to use the building as it sits for light manufacturing. He stated the current septic and water services are adequate for his endeavor, including the handicapped facilities; however, it might be necessary to modify some of the electrical.
In answer to Chairman Ouellet inquiry as to whether the nature of the light manufacturing could be divulged, Mr. Sanborn explained his plans included three phases: muzzleloader assembly, casting of projectiles and producing Class V powder. It was believed that no partitions or walls within the building would need to be moved and that the sprinkler system would meet regulations. Mr. Sanborn stated he would not be using the building for storage or warehousing of any material. Once the raw material is delivered , it is used in production with the final product shipped out regularly. There would also be no firing range within the building. Traffic in and out should be minimal as there would be a small employee base with a UPS delivery approximately three times a week. Tractor trailer services would be
needed bi-monthly. Mr. Sanborn stated that the material he uses is all biodegradeable products with no discharge or hazmat disposal.
Mr. Sanborn asked the Board if this type of endeavor would require a full site plan hearing. Chairman Ouellet remarked that he could see no glaring issues, drainage would not change and the building had been used for manufacturing purposes in the past (albeit eight years prior); therefore, it was possible to complete the approval with a waiver of site plan regulations rather than a public hearing. He continued that Mr. Sanborn needed to understand that, should there be a problem in the future, a full site plan public hearing would need to be conducted.
Mr. Sanborn indicated he would like to begin manufacturing the first of the year; therefore he would take advantage of the waiver of site plan regulations. After discussion, a vote was taken as to whether Mr. Sanborn’s endeavor could be reviewed under the waiver of site plan, or would need a full public hearing. Irene Bean made a motion, seconded by Roland Cotnoir, to allow a waiver of site plan. The vote was three affirmative and one negative (SR).
Mr. Sanborn questioned if he would need to come back before the Board when he added Phase II and III to the business. Chairman Ouellet stated if the business expanded or changed in scope, he would need to come back. Benoit Lamontagne questioned why an interior expansion required notification if the footprint of the building was not changed. After reconsideration, Chairman Ouellet remarked that Mr. Sanborn’s plan is fairly straight forward and since there would be no expansion of the building, it would not be necessary for Mr. Sanborn to come back when he entered Phase II or Phase III.
Mr. Sanborn then completed and submitted a request for a waiver of site plan regulations for the use of the property located at 23 Gould Street. He proposed to manufacture Class 1.3 and 4.1 burnable propellant, assemble and distribute muzzle loaders casting and extrusion of projectiles and compress charges for consumable muzzle loading cartridges. His grounds for a waiver were that the his endeavor was the continued use of a existing manufacturing facility with no exterior modifications to the footprint. He also stated the business would not impact the traffic flow greatly. Roland Cotnoir made a motion to approve the waiver; Irene Bean seconded and all present agreed. Mr. Sanborn 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. He was also asked to speak with the fire chief and/or fire marshall, and be sure to meet all state and federal requirements. APPROVED
It was noted that permission from the landowner, Rex Jacobsma, was not submitted with the waiver.
Site Plan Public Hearing:
Colebrook Downtown Development Association (CDDA)– Chairman Ouellet read the site plan application indicating CDDA’s proposed use for the building located at the corner of Main Street and Titus Hill. At the Titus Hill entrance, access will be to the CDDA offices (shared by three non-profit organizations) and a welcoming center. The learning center and conference room located centrally within the building will be used by non-profit, or at a small cost for colleges, crafters, etc. The Main Street entrance (roughly one-fourth of the downstairs area) will be rented to a local real estate office.
At this point, Sandra Riendeau removed herself from the Board.
Irene Bean remarked that the parking issue connected to this building had been remedied with the removal of the garage and creation of a large parking area. It was noted that the building use to the an apartment building; and with approval of the site plan would become an educational center and commercial entity. Should this building go back to apartments later on, another site plan would need to be conducted. After some discussion, it was determined the status of this building in regards to taxes is not an issue the Planning Board can consider.
Irene Bean made a motion, seconded by Roland Cotnoir, to accept the site plan as presented. She also recognized the work CDDA has completed within the community and moved to waive all fees, other than certified mailing and newspaper ad. Roland Cotnoir seconded and all present agreed. APPROVED
Sandra Riendeau resumed her seat on the Board.
Conceptual Boundary-Line Adjustment:
Nugent Motor Co - Dana Masson appeared before the Board with a conceptual boundary-line adjustment for the property commonly referred to as Nugents Motor Company. It is desired to move the current boundary line so that there would exist more parking for the apartment / store building and there would be room to go around the garage to the back of the property. It was noted that the conceptual proposed would create two non-conforming bowling alley lots which would have to be denied due to subdivision regulations. It was questioned if the Zoning Board of Adjustment would even be able to review and was suggested we could send to the town counsel for his opinion, but the landowner would be liable for the expense. Mr. Masson will review this with his client.
G.L. Gettings – Dana Masson put before the Board a conceptual for a boundary-line adjustment for G.L. Getting’s property off Reed Road and Missing Link Way. The boundary line adjustment would affect the subdivision lot #14 and #15. Currently there is a right-of-way indicated on the map to lot 14 which would be over 600’. The Board felt, should this boundary-line be completed, a statement would need to be added to the plan regarding the fact that the right-of-way could only serve two lots.
New Business:
Dunkin Donuts – Rick Abbott, a representative of Dunkin’ Donuts, presented a conceptual plan to place a walk-in freezer on the south side of the Big Apple building. Mr. Abbott explained that the freezer would be approximately 20’ long and 8’ wide, assessible from within the building. The freezer unit is pre-built, portable and would only need an electrician to hook it up.
Irene Bean remarked that she questioned if the placement of this unit would block the line of sight when departing from the drive-thru. Roland Cotnoir agreed that it was difficult presently to see when coming out of the drive-thru, and he would want the public works director to review the site before any decision was made. Mike Ouellet questioned if the setback regulations would be in question with the addition of the freezer unit. He noted if this was true, the Board would have no option but to deny the permit; however, the decision could be appealed to the Zoning Boad of Adjustment. Mr. Abbott was reminded that there would also need to be a written approval from the owner of the property for the renovation to the building.
The Board reviewed a question from Wayne Howe as to the feasibility of placing a 12’ x 70’ mobile home on the Edwards Street property. As long as water and sewer could be accessed, they did not see a problem.
Sheila was asked to check with DES and/or town counsel regarding the new law which appears to mean that any change in the footprint of a structure requires submission of a new septic system application.
Sandra Riendeau made a motion, seconded by Roland Cotnoir, to approve the November 4th minutes as written.
The meeting was adjourned at 9 pm.
Respectfully submitted,
Sheila M. Beauchemin
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