September 1, 2009 Planning Board Minutes
Chairman Kevin McKinnon opened the meeting at 7 pm. Board members present were Danny Lyons, John Jolles, Sandra Riendeau, Selectman Mike Ouellet and alternate Charles Baldwin.
Others present were Kelly Smith, Germain Boire and Sheila Beauchemin.
Building Permits:
Germain Boire – 16’ x 20’ deck on cement block on the residence located at 267 Route 26 (232-33). Mike Ouellet made a motion to approve the permit; Sandra Riendeau seconded and all present agreed. APPROVED - #2009-50
David Laprell – 4’ x 5’ privy to be placed on his property bordered by Piper Hill and Hodge Road (211-23). It was noted there were no distances for property setback for the right or left. Mr. Laprell stated he would construct a camp in the future. Included with the application was a current use map, drawn by a licensed surveyor, delineating from the 10.1 acre lot a 0.60 acre area where the privy would be placed. Discussion ensued as to whether approving the placement of the privy on this 0.60 acre area would, in fact, appear to be placing a structure on a lot which is smaller than stated in the Zoning Ordinances for out-of-precinct building lots. It was also questioned the minimum acreage required for current use.
Mike Ouellet made a motion to table the application until the distances to the left and right property lines is completed. John Jolles seconded the motion and all present agreed. The application will be sent back to Mr. Laprell for this information. TABLED
Wendell Woodard – 20’ long and 40” wide stairway with landing to be added to his building at 18 Lombard Street (106-101). This application had been denied last month due to the right property setback equalling only 4.6 feet. Since that time, Mr. Woodard has appealed the decision to the Zoning Board of Adjustment (ZBA). On August 31st, the ZBA moved to grant a variance for the property setback. Sandra Riendeau made a motion to approve the permit with ZBA variance. John Jolles seconded and all present agreed. APPROVED with ZBA Variance - #2009-51
MMI – Jacobsma & Associates – Place a 4’ x 8’ sign, stating “Awesome Boat & RV Storage, off of Bill Bromage Drive on the east side of the road on property owned by Rex Jacobsma. It is understood this sign would constitute a second sign on the site. The Town of Colebrook Zoning Ordinances states “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.” (Article IV Section 11.D.8) Mike Ouellet made a motion to deny the application; John Jolles seconded and all present agreed. The applicant will be advised of their right to appeal the decision to the Zoning Board of Adjustment. DENIED
Phil & Bridget Freudenberger – 10’ x 12’ addition to their barn located at 40 Brandy Lee Lane (110-39). Mike Ouellet made a motion to approve the permit; John Jolles seconded and all present agreed. APPROVED - #2009-52
Capital Improvement Plan
The Board reviewed the Master Plan and Capital Improvement Plan (CIP) to be sure the CIP meets and does not go against the goals stated in the Master Plan. No restrictions were found. It is understood that Carol Bont will have the revised tables to the Planning Board by mid-September for review. She plans on attending the October 6th meeting to go over the Plan with Board members. The Board agreed to have a work session on September 29th to review the Capital Improvement Plan revisions.
Old Business:
The Board reviewed the following answers to their correspondence regarding the individual’s certificates of occupancy:
Michael Largesse stated the heating work he had completed in his addition to the structure at 78 Main Street consisted only of connecting a hot water baseboard to the existing heat zone. No modifications were required to the heating furnace.
David Noon had indicated on his certificate of occupancy for his camp on Noon Road that the heating contractor was not applicable. The Board questioned whether the camp had a heat source and Mr. Noon worte that it is heated by a woodstove.
Joseph Koller called the Town Clerk’s office in regards to his letter questioning the lack of a furnace inspection on his certificate of occupancy for his new residence on Bennett Hill. He related that he is a licensed installer for plumbing and heating, had completed all the work himself, and had noted his state license number on the certificate of occupancy. He agreed that neither the fire chief or fire marshall had inspected the furnace, stating he did not believe it was necessary as he was a licensed inspector. After a review of this information, the Planning Board asked that the clerk check with the fire chief and ask him to contact Mr. Koller.
A discussion once more regarding the certificate of occupancy and installation of heating systems ensued. John Jolles questioned if the legal landscape is changing and suggested it might be wise to go through the town counsel or Local Government Center for advice. It was also questioned if furnace inspections should be completed by just the fire chief. Currently only oil furnaces are mandated by law; however, it is felt that eventually, all types of heat will be mandated. This might create a situation where someone needs to be hired to complete the inspection. If that becomes the case, it was questioned if the cost of the inspection should be added to the applicant’s application fee. Kevin McKinnon reminded the board members that, currently only fuel oil furnaces
are mandated. If the Colebrook Planning Board decided to include other heat sources, it must be addressed in the Zoning Ordinance first which means it must be put on the warrant and approved at Town Meeting. He also stated the Board must think about “what if the furnace doesn’t pass”.
New Business:
Kelly Smith appeared before the Board to discuss her property located on Route 26. They are in the process of selling one lot to their son and the bank had been unable to find a subdivision. There is a subdivision on file in the town offices and it appears to have been registered with the Registry of Deeds. The tax map, however, shows it as one lot.
Mrs. Smith was advised that it should be possible to create a deed description using the subdivision map. She could obtain a copy of the map from the Registry of Deeds, or the Town could have the subdivision map they have on file copied for $6.00.
Mrs. Smith was also advised that, should it be desired to put a residence on this second lot, before the Planning Board could review a building application, the owner would need to obtain a state approved driveway permit and approval for construction of a septic system. Kelly stated they had spoken to an engineer who could see no problem in regards to the Comprehensive Shoreland Protection Act.
The Board reviewed North Country Council’s offer to help with water resource regulations, such as updating the floodplain ordinance, modernizing stormwater requirements in subdivision and site plan regulations, updating wetland regulations, and amending shoreline regulations. Sandra Riendeau questioned if this would help the Comprehensive Shoreland Protection Act; however, it was noted this is already covered by Federal Law and the Town cannot lessen the regulation. Mike Ouellet questioned if it would help with delineating the floodplain incidence on Beaver Brook. It was felt we would be referred to the floodplain maps already in existence. John Jolles questioned if matching funds were involved.
The Board was advised of the Planning and Zoning Conference in Lincoln on October 17th. If anyone wishes to attend, they will submit their registration form to the Town Manager’s Office.
Sandra Riendeau made a motion to approve the August 4, 2009 minutes as written. Danny Lyons seconded and all present agreed.
The meeting adjourned at 9:15 pm.
Respectfully submitted,
Sheila M. Beauchemin
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