Planning Board

Minutes

October 3, 2006

Official as of November 20, 2006

Chairman Reitter calls the work session to order at 7:00 p.m.

PRESENT: Chairman Eric Reitter, Alden Dill, Alternate Lucy Edwards, Alternate Victoria Parmele, Board Administrator Linda Smith, and Town Planner Elaine Planchet.

VOTING DESIGNATION: Eric Reitter, Alden Dill, Lucy Edwards, and Victoria Parmele.

ABSENT: Selectmen Representative Ken Witham, Vice-Chair Bob Jozokos, Robert Fletcher, Joann Bailey, and Alternates Scott Martin and Nikki Roy.

PUBLIC: Mary Tebo and Shelley Bobowski of the Northwood Community Resources Committee.

Mr. Reitter provides an overview of the NCRC meeting, which was October 2, 2006, in which planning board members met with the NCRC members to discuss proposals for site plan regulations. Mr. Reitter explains that the focus for these proposed amendments is “Preserving Community Character” and ideas were discussed as follows: roof lines on buildings, colors of buildings, window sizes, siting of buildings, siding, overhangs, scenic roads, setbacks, and other issues.

Mr. Reitter suggests that the board try to work to distinguish building sizes. Mr. Dill mentions the Big Box retailers and suggests a regulation through square footages. Mr. Reitter notes that it is just a matter of time until there is a demand for larger development in Northwood.

Discussion is held regarding design guidelines as suggestions for the applicant. The list of guidelines would be something that an applicant would be required to go over with the town planner and see what the board would prefer; however, the board cannot require or enforce. Ms. Edwards suggests that the board start small and only ask for a few items in what is being proposed now.

Mr. Dill states that he sees a demand for office space in town.

Ms. Tebo suggests that there be a subcommittee created to work on these ideas. Ms. Parmele and Ms. Edwards agree to try to meet with the NCRC to further research these topics. Ms. Planchet adds that she will forward along research as it is available.  

Additional discussion is held regarding the changeover of existing homes on Rte 4 into office space. Further discussion is held on tax incentives for the change over of the buildings and if there is something that the town can do to encourage the structures to remain as they are. Mr. Dill states that from his experience, using the older homes is costly. He explains that the older buildings are behind as far as electrical, heat, ADA requirements, and to refurbish these houses is too costly.

Scenic roads are briefly mentioned as a follow up to the previous evenings meeting relative to setbacks.  

“Big Box” retailers is discussed. This ordinance was proposed last year and failed; the general consensus is to present the idea again. Mr. Reitter states that the setbacks will need to be changed for this ordinance for a building size of 35,000 sq. ft. Mr. Reitter adds that the footage requirements should be changed.

Mr. Reitter states that impact fees were presented last year and he feels that this failed because no firm numbers were provided. He would like to see this move forward again this year. Additional discussion is held regarding the process for establishing fees. Mr. Reitter explains that the school has hired a consultant and an analysis was done of the space needs. Mr. Reitter adds that he still does not have an estimate from the school for the cost for a building and land. He states that student numbers have decreased to 473 from 498 two years ago. Ms. Parmele suggests a land consultant from Maine who could meet with the school board. Mr. Reitter agrees.

The Town Administrative Study Committee is also reviewing facilities and capital improvement projects. Mr. Reitter notes that the capital improvement plan needs to be updated. Further discussion is held regarding the needs of the town that will be part of the capital improvement plan: fire station, town hall addition, school, roads.

Lot coverage and percentages of the lots that will be non impervious is briefly discussed. Mr. Reitter feels that there will be a lot of support for this ordinance this year. He states that there needs to be public education for the need to regulate impervious surfaces.

Mr. Dill asks about Gulf Road. Mr. Reitter states that the board needs to show some effort that the town is trying to do something in the Gulf area. Suggestions are provided and discussed to address the Gulf area through the Master Plan including: a moratorium until a second access is made, creating an overlay district, and improving the access area by working with the state regarding the dam. Mr. Reitter states that creating 10 acre lots in the Gulf area will not solve the problem. Further discussion is held regarding the water supply and the fact that there is an aquifer in this area. 

Mr. Reitter states that the first thing would be to impose a moratorium on development until a second access is developed. He adds that after the access is developed, he suggests 10 acres for lot size as this is such a unique area. Additional discussion is held regarding the area as it is in the Town of Deerfield. Ms. Tebo asks if there is something that the town can do in conjunction with the state to improve the dam. She also asks if there is another possible area that could be a secondary access other than the “wilderness road”. Mr. Reitter states that there is a gated road owned privately. Ms. Smith states that there is language in the deed that the road is not a through road and cannot be connected. Mr. Reitter states that Ms. Knox has done some research for the area and he will contact her. Ms. Tebo states that the town needs to pursue ways to address the safety issues of the Gulf area. Ms. Edwards states that the issue still needs to be presented; win or loose. Ms. Planchet will look into what is required for a moratorium in the Gulf Road area.

A discussion is held regarding sidewalks through out town and specific locations. The idea is to present this as a capital improvement warrant article rather than as an ordinance. Further discussion is held regarding cost estimates for certain portions along Rte 4. Ms. Smith will contact Underwood Engineering for a cost estimate on the following four specific sites: Harvey Lake to Coe-Brown, fire station to Mountain View Mobile Home Park, Hannaford to  Green Street, Elementary School to Coe Brown on the south side of Rt 4 .

Mr. Reitter states the board will present Large Scale Business Setbacks.

50’ Waterbody Setbacks: Mr. Reitter states that Steve Roy will talk to the committee at DES that is dealing with this matter. If this is not proposed as a  state wide issue the town will still present this as an ordinance.

Non-conforming Lots: Mr. Reitter states that if the town had a 50’ water body setback, there would be less issues for the ZBA. Further discussion is held regarding lot size and proposing two acres to one acre. Ms. Smith further explains the process of the ZBA granting relief of ordinances through variances and special exceptions.

Subdivision and Site Plan Regulations:
The following items are discussed to be proposed as additions into the site plan and subdivision regulations:
• Definition of substantial completion
• Clarification/definition of single point of access
• Issues related to NHDOT meeting-follow up.
• Recordings of executed documents to be recorded with the mylar or at time of site plan approval: protective covenants, homeowners documents, road maintenance 
• Technical standards for new roads from UNH
• Notes to be placed on plans for all approved waivers and required items including hours of operation, etc., rather than as conditions of approval or noted only in the minutes.
• Add a Design Review section to the site plan regulations

Other Business:
Peter Kinezich, site plan for Harmony Road and Rte. 4.
Ms. Planchet states that a letter has been received regarding substantial competition for Peter Kinezich, site plan for Harmony Road and Rte. 4. Ms. Planchet suggests that the board contact counsel for an opinion. Mr. Reitter states that this is the determination of the building department not the planning board decision; however, the planning board can give a recommendation. Mr. Reitter would like to speak to Ms. Smith regarding this.

Letter of Resignation:
Mr. Reitter states that he received an email of resignation from Russ Eldridge. Mr. Reitter adds that Russ Eldridge has served on the planning board for 15½ years. Eric Reitter makes a motion, second by Lucy Edwards, to accept Mr. Eldridge’s resignation as of September 29, 2006, with regret. Motion passes unanimously; 4/0. Mr. Reitter motions that an advertisement should be put into the Suncook Sun stating that the planning board has an opening through March 2007. Letters of intent to be received by October 23. Mr. Dill seconds the motion. Motion passes unanimously; 4/0. Mr. Dill states that alternates can submit letters if they are interested in the full board position.

Adjournment:
Alden Dill makes a motion to adjourn and that Elaine Planchet speak with Linda Smith tomorrow regarding the decision if the substantial completion determination for the site plan for Harmony Road and Rte. 4.  No second. Mr. Dill rescinds the motion. Mr. Reitter explains that he feels that the code enforcement officer should determine the decision of substantial completion as he is the person to enforce the decision. Ms. Smith arrives and states that the applicant met with the planning board initially and did a consultation as there was going to be a change. She states that it was stated in the minutes that the board wanted to see a new site plan. She feels that the building department was more as a courtesy saying that input was necessary from the planning board. Mr. Reitter states that there was a change of use mentioned and if that change is not going to occur, then the matter should go back to the building department. Ms. Smith notes that there is no application in front of the board; therefore the board should not be making the decision on this request; it should go the code enforcement officer. 

Adjournment:
Alden Dill makes a motion to adjourn, second by Lucy Edwards. Motion passes unanimously; 4/0. Alden Dill withdraws his motion to adjourn and Lucy Edwards withdraws her second. Motion passes unanimously; 4/0.  

Strafford Regional Planning Commission:
Mr. Reitter explains that a member of the planning board is a representative to SRPC. Scott Martin has been the representative and his term has expired. Eric Reitter makes a motion, second by Lucy Edwards, for the planning board to send a letter to the selectmen recommending the selectmen to appoint Scott Martin for another term as the Northwood representative to SRPC. Motion passes unanimously; 4/0.
 
Adjournment:
Alden Dill makes a motion to adjourn, second by Lucy Edwards. Motion passes unanimously; 4/0.

Respectfully submitted,

Lisa Fellows-Weaver
Secretary