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Planning Board Minutes 11/21/05 |
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Written by Lisa Fellows-Weaver
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Thursday, 09 February 2006 |
Planning Board
Minutes
November 21, 2005
Russ Eldridge calls the work session to order at 6:53 p.m.
PRESENT: Russell Eldridge, Selectmen’s Representative Lucy Edwards, Joann Bailey, Ken Rick, Alternate Nikki Roy, Board Administrator Linda Smith, and Board Secretary Lisa Fellows-Weaver. Alternate Scott Martin arrives at 7:05, Vice Chairman Robert Jozokos arrives at 7:11, and Chairman Eric Reitter arrives at 7:30.
VOTING DESIGNATION: Eric Reitter, Bob Jozokos, Lucy Edwards, Joann Bailey, Nikki Roy, Russ Eldridge, Ken Rick, Alternate Scott Martin.
ABSENT: Alden Dill, and Alternate Gretchen Colpritt.
Big Box Retailers:
Scott Martin arrives at 7:06.
Discussion continues from previous meetings regarding big box retailers. The suggested size discussed at the November 8 planning board meeting was based on the sizes of existing buildings in town with the largest being 35,000 sq. ft. Ms. Smith states that the development or project should fit the size of the property being developed. She suggests not capping off sizes. Additional discussion is held regarding the economic development of the town and the fact that big box retailers do not provide good paying jobs. Further discussion continues regarding the character of the community, and traffic impacts to the services. Mr. Bryer states that the board should be looking into how to build the tax base for the town. Ms. Edwards replies that the town does not currently have the infrastructure. Mr. Jozokos states that the purpose for the ordinances is from the Master Plan and the vision of the town. Ms. Smith suggests changing the lot coverage for zoning. She states that the board could offer incentives for increasing green space to encourage having a higher area of green space on a lot. Mr. Reitter explains that the board has justified the sizes for big box retailers by using Hannaford as a basis for retail store size. Mr. Jozokos feels that no additional research is necessary as the board should base this on the vision statement in the Master Plan. Mr. Reitter requests that a draft ordinance be created regarding big box retailers. Mr. Jozokos will address setbacks and paving areas based on the size of the buildings.
Lot Coverage:
A discussion is held regarding lot coverage. After discussion, the board agrees that residential percentages need to be considered and placed in the zoning regulations. Mr. Reitter suggests a new section be created, Section 3.06 as follows:
1. Maximum of 50% for non-residential
2. 40% for a combination, which is the same as the site plan regulations
3. 40% residential
Mr. Reitter adds that a definition should be created for lot coverage and low permeability.
A handout is provided by Mr. Reitter with proposed changes. Discussions are held as follows:
Water Body Wetlands Setbacks/Shoreland Protection Overlay District:
A discussion is held regarding water body setbacks being increased to 50%.
1.04 NON-CONFORMITY
(C) Non-conforming Lot. The following control non-conforming lots:
(4) If waterbody or wetland setbacks cannot be achieved on an undeveloped pre-existing lot because the lot does not have sufficient depth from the waterbody or wetland, a new structure shall be permitted if granted a Special Exception by the ZBA. The ZBA shall grant the Special Exception only if the following conditions are met:
(a) Sanitary water supply and sewage disposal are provided, and if on-site, the sewage disposal is located as far from the water body or wetland as is feasible or necessary
(b) Non-waterbody or non-wetland setbacks shall be reduced by up to 50% before the waterbody or wetland setback is reduced, ensuring maximum protection of the waterbody, shoreline or wetland.
(c) The structure shall not be located within the 100 year floodplain
(d) Non-waterbody and non-wetland setbacks shall not be reduced to less than 10-feet.
(5) Lots whose maximum width is 100-feet or less shall use the following formula to determine side and rear setbacks:
(width at narrowest point x 0.4)/2
The side and rear setback shall never be less than 10-feet. See Table 3.1 for general setback requirements. Reductions in the setback from waterbodies shall be governed by 1.04(C)((4).
(G) Waterbody Setbacks. Setbacks from water bodies may be reduces as per 1.04(C)(4)
3.04 SETBACKS:
TABLE 3.1
Waterbody/Wetland Setback feet 20
Waterbody Setback feet 50
Accessory Structures:
Permitted on non-conforming lots as defined in section 1.04 (C)(2).
1.04 NON-CONFORMITY
(C) Non-conforming Lot. The following control non-conforming lots:
(6) Accessory structures are permitted on non-conforming lots if all ordinance requirements are met, with the exception of lot area and road frontage as defined in 1.04(C)(2)
Open Space Revisions:
6.04 INCENTIVES FOR OPEN SPACE DESIGN
Minimum Road Frontage 125 ft 100 ft
Minimum Lot Size 1.5 acres 1 acre
6.05 OPEN SPACE REQUIREMENTS
(A) Minimum Size of Open Space. The following standards shall apply:
(4) the number of lots in an open space development shall not exceed the number of lots allowed under current subdivision regulations. The total number of units allowed shall be determined using the following formula:
Total Dwelling Units Permitted = Base Density multiplied by Total Acres minus the total acres of the Unbuildable Land and the Road and Utility Right of Way
T = BD {A-(U+R)}
T = total Units Permitted (dwelling units)
BD = Base Density (dwelling units/acre)
A = Total Site Area (acres)
U = Unbuildable Land (acres)
Residential Density:
This will be discussed at the November 28, 2005 meeting.
Impact Fees:
Mr. Reitter provides information for impact fees for review at the November 28, 2005 meeting.
Proposed New Definitions:
Impact Fee: A fee or assessment imposed upon development, including subdivision, building construction or other land use change, in order to help meet the needs occasioned by that development for the construction or improvement of capital facilities owned or operated by the municipality, including and limited to water treatment and distribution facilities; wastewater treatment and disposal facilities; sanitary sewers; storm water, drainage and flood control facilities; public road systems and rights‑of‑way; municipal office facilities; public school facilities; the municipality's proportional share of capital facilities of a cooperative or regional school district of which the municipality is a member; public safety facilities; solid waste collection, transfer, recycling, processing and disposal facilities; public library facilities; and public recreational facilities not including public open space.
Off-site Improvement/Exaction: Those improvements that are necessitated by a development but which are located outside the boundaries of the property that is subject to a subdivision plat or site plan approval by the planning board. Such off-site improvements shall be limited to any necessary highway, drainage and sewer and water upgrades pertinent to that development.
Niki Roy and Scott Martin left.
CASE: 05-18: REDE, LLC, Tasker Shore Rd. Map 110, Lot 18-2. Applicant seeks a site plan to build a 11,250 sq. ft. building for 6 rental units for light industrial/manufacturing business. Application was accepted 6/23/05. Continued from June 23, 2005.
Rick Ernst is present along with Chris Berry of Berry Surveying and Engineering. Keith Pratt, Vice President of Underwood Engineering, is also present. Mr. Ernst explains that this is a small business in need of expansion. He states that this application has been going on for 7 months between his engineer and the town’s engineers and it is becoming costly. Mr. Reitter states that it is not the board’s intent to create a process that is difficult or unnecessary.
Comments from Underwood Engineering, Inc. are reviewed and discussions are held as follows with issues being addressed as noted:
Copies of the following forms to be attached:
* Fire Department review form
* Police Department review form
* BOCA Statement
Traffic:
* Site Distance: There is no note regarding the tree clearing, although the significant grading would suggest that the trees would be removed. The intent to improve site distance shall be shown on the plan to avoid confusion during construction. A note will be added to the plan.
* Roadway Improvements: The applicant notes roadway improvements on Tasker Shore Road will be in accordance with class V standards. The limit and details of this work shall be defined to avoid confusion during construction. …with class V standards to be changed to private road standards…
* If this is a private road, easements may be needed for the construction and the drainage improvements. The applicant identifies the need for easements and has suggested the location of some, but they are not clearly defined. Ownership and responsibility of the easements should be defined. To be provided by REDE.
Engineering Comments:
h) Emergency Spillway: The outlet pipe shown on the emergency spillway detail on the “detail sheet” identifies a 12” CMP culvert. This is inconsistent with the pipe sizes and materials shown on the grading plan. This will be addressed by Berry Surveying.
s) Layout Information: In addition to the benchmarks shown, the applicant should provide horizontal control for construction purposes or state that it will be provided during construction. To be provided.
t) Drainage: Detention ponds should be numbered on the grading plan to correspond with the invert elevation chart referenced on the multi-stage discharge outlet on the detail sheet. To be completed.
u) Utilities: It appears the utility pole will need to be located to construct the
vegetated swale and detention pond. The utility pole has been removed.
v) Additional Clarification Suggestions:
* Note 7 for the multi-stage discharge outlet structure identifies landscaping requirements, which are not shown on the landscape plan. The note or the landscape plan should be revised for consistency. To be completed by Berry Surveying.
* Note 2 of the outlet protection references a gradation for rock or gravel to be used as a filter, however no gradation is provided. To be completed by Berry Surveying and NHDOT standards.
* A detail for the dumpster pad and fence should be provided. To be provided.
* A detail for the signs directing truck traffic at the entrance should be provided to include mounting specifications. To be provided.
* A detail should be provided for the ADA ramp or at minimum, information including building material and construction specifications should be identified. To be provided.
Drainage Report:
* It should be noted that the drainage calculations indicate a surcharge of Tasker Shore Road under the 25-year conditions.
* Although the overall drainage decreases, the northerly culvert increases from 10 cfs to 12.6 cfs, thus the need for a larger culvert. Changed to 18”.
Other:
As built plans will be provided. Additional discussion is held regarding the sloping elevation of the property. This will be noted on the plans.
Mr. Ernst requests that the board continue the case. Eric Reitter makes a motion, second by Russ Eldridge, to continue the case to December 15, 2005. Motion passes unanimously; 6/0.
Keith Pratt, Underwood Engineering, Inc.:
Mr. Pratt provides a checklist of items for the board and staff to review. A general discussion is held regarding the process that has been occurring with the review of projects.
Heritage Commission:
After discussion regarding establishing a heritage commission, the board feels that the purpose of the commission would be to outreach and educate the public; however at this time, additional information is necessary and this can be reviewed again for 2007.
Ken Rick left at 10:00 p.m.
Sidewalks:
Plans from Strafford Regional Planning Commission (SRPC) are reviewed. After discussion, the board feels that there should be sidewalks along Rte. 4 from Harvey Lake Road to the library and along Rte. 43 from the dentist office down to the doctor’s office. Ms. Smith will contact SRPC to add sidewalks as noted.
Adjourn
Motion to adjourn is made by Eric Reitter, second by Bob Jozokos. Motion passes unanimously at 10:25 p.m.
Respectfully submitted,
Lisa Fellows-Weaver
Board Secretary
Town of Northwood
Planning Board
November 21, 2005
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