Planning Board

Minutes

May 14, 2007

Official as of June 28, 2007

Nikki Roy calls the work session to order at 7:42 p.m.

PRESENT: Acting Chair Nikki Roy, Pete Jones, Joanne Carette, Alternate Roger LeClerc, and Town Planner Elaine Planchet. Chairman Eric Reitter arrives at 8:50 p.m.

VOTING DESIGNATION: Nikki Roy, Pete Jones, Joanne Carette, and Alternate Roger LeClerc. Chairman Eric Reitter 8:50.

ABSENT: Vice Chairman Robert Jozokos, Robert Fletcher, Alternates Victoria Parmele and Scott Martin. Selectmen Representative Alden Dill is attending a selectmen’s work session.

NEW BUSINESS:
Julie LaBranche, Strafford Regional Planning Commission
Access Management

Ms. LaBranche provides some handouts for the board. She states that the planning board and the selectmen had signed a Memorandum of Understanding with the Department of Transportation District 6 office to coordinate driveway permits and access management issues. She further explains the hand-outs distributed and discusses key issues relative to Northwood. 

She states that Rte 4 is a major transportation corridor through the middle of town and this is a huge impact to the town with growth patterns, congestion, motor safety, pedestrian and bicycle safety, and also access to properties along Rte. 4. This is a large controller for the town. She adds that with the growth pattern around Rte. 4 with historical homes, it is difficult to accommodate extreme expansion of the roadway. 

Ms. LaBranche states that the town can maintain the capacity of the highway for efficiency and safety through access management techniques. She mentions deceleration lanes and designated turning lanes as examples. She states that there are some segments of Rte 4 that are alright and adds that there are some other town roads that could use some attention too along with Rte. 4. She notes that there are some financial resources; however, they are limited. She suggests that the burden of capacity and safety concerns could be addressed by the developers. She states that this does not necessarily have to be done through the local regulations. Guidance could be provided by the planning board in the Master Plan policies and performance/design standards.  

Ms. LaBranche states that with more capacity there are more safety issues. There will be more people walking and riding bikes. There should be designated lanes or these people are at risk. 

Further discussion is held regarding entrance ways and connecting business areas to residential areas for easy access.

Ms. LaBranche presents a map for the board to use as a tool for areas that could be considered “hot spots” or areas to identify of concern. She refers to
Section 2 (D) of the Northwood Development Ordinances. She states that (f) on page 11 is a fairly strong statement; however, there are no regulations attached. She suggests that this is a good place to add criteria; a policy guideline or criteria for ways to manage access. She adds that this is a great place to start.

Ms. Roy suggests that there be a subcommittee with the planning board for the access management plan with PB members and any other members of the public who may want to participate.

Nikki Roy makes a motion, second by Joanne Carette, to authorize the town planner to talk with Julie LaBranche and set up the processing of NHDOT driveway permit notifications, routing forms, etc. Motion passes; 4/0.

CASE: 07-04: Chris Kofer, First NH Tpke. Map 221; Lot 58.
Planner’s notes are reviewed and discussions are held as follows:
• Underdrain not necessary as the parking area is moved
• Retaining wall headstone not applicable will slope; 2:1
• Plans to be stamped
• Detail will be provided of wall for the next meeting

Eric Reitter arrives at 8:50 takes over as chair.

• Detail of water line construction
• Paved driveway to be shown on the plan. A discussion is held regarding
whether there is a requirement for a certain amount of pavement on a driveway coming off of a paved road. Mr. Reitter states that is a good point, but there is no requirement at this time.
• Note to be added to the plan noting light wattage
• Details of light fixtures and heights
• Details of sign and sign lighting
Mr. Kofer will provide requested information for the next planning board meeting.

New Applications:
CASE: 07-08: Stephen Rowland, 783 First NH Tpke. Map 222; Lot 47. Applicant is seeking site plan review to change the use of the existing structure from residential to add retail for sales area for art work, antiques, and light manufacturing of home furnishings. (Property currently owned by Carol Atteberry.)

After review the board feels that additional information is necessary regarding the following:
• A note should be provided stating permission from Norway Plains that the plans can be modified.
• A note should be added stating who made the changes to the plans.
• Site distance should be shown on the plans.
• Applicant should provide what the green area is adding the parking and noting what it will consist of (i.e. gravel, paving)
• Show existing conditions, trees, vegetation, etc., along Rte 4.
• Show change of use
• Driveway width is discussed
• Hours of operation should be listed
• DOT Driveway permit

CASE: 07-09: David Docko, 1090 First NH Tpke. Map 217; Lot 35. Applicant is seeking site plan review for expansion of the area on site for excavated materials storage, at existing business. (Property currently owned by Millstone Realty Trust.)

After review the board requests the following information:
• Site distance should be shown in both directions (needs to be at least 250 ft)
• Provide guard rail detail; clearly show where it’s going and installation details.
• Provide detail of internal traffic flow; should be clearer from each of the storage areas.
• Setbacks should be delineated.
• Plan delineations are confusing; suggest addition of shading. (Ledge outcrops are not necessary for PB purposes.)
• Safety concern with loaded trucks; slow moving entering Rte 4. Looking for more detailed information on traffic expectations: speed, weight of loads, etc.
• What is the basis for estimation figures?
• Drainage: berm detail along eastern edge; water will trap at edge of that berm and flow down to Rte 4; need to create a ditch line and provide calculations to show how much flow the ditch line is going to entail.
•  2-1 slope is really steep and going into the wetlands. Provide erosion control matting.
• Add culvert along driveway.
• Provide detail of proposed plantings between end of Rte 4 and ditch line; loam and seed the rest of it?  How is that going to be cleaned up?
• Safety concern regarding the berm; boulders would be better.
• A note for the slope should be added 2:1 minimum, not maximum.
• A detail should be added for the guard rail where it will tie into Rte 4, noting materials proposed.
• Coordinate traffic/site distance with NHDOT
• Intention of contour lines at the end
• Parking area
• Minimum setback requirements need to be shown
• Delineate the location of all buildings
• Pedestrian walkways need to be delineated
• Landscaping – provide additional information
• Lighting – provide additional information
• Hours of operation need to be added to the plan

CASE: 07-10: Sarah & Emily Low, First NH Tpke. Map 221; Lot 40. Applicant is seeking subdivision of 100 Acs. to create a 69.972 Ac. back lot for a conservation and water resource protection purposes.

After review the board requests the following information:

• Access to the site is not shown and it needs to be provided for the application to be deemed complete. 
• Ms. Smith states that the NCC will be present, with the owners; however, not speaking for the owners.
• Waiver for fees: Mr. Reitter asks where the money would come from for fees. Ms. Smith states that the conservation commission has agreed that the fees will come out of the conservation fund, if necessary.

CASE: 06-21: Beaulieu/Lee, Lynn Grove Rd. Map 118/Lots 1.3 and 2.
No quorum for Beaulieu discussion.

Planner’s Items: Planner discussion to be discussed Wednesday.

New Lot Numbers: Ms. Smith states that the building inspector brought to her attention that the assessor is changing the numbering system for the new lots. This is causing some confusion and she and/or the planner will address this with the town’s assessor.

Bonding/NECU: Mr. Reitter states that a letter of credit was provided by NECU per the planning board’s requests. He explains that the purpose of a letter of credit is to guarantee that should the developer go bankrupt, the town has the money to cover costs to finish the project. This is also done for protection of the site if there were to be a problem; i.e. retaining walls, etc., which become a safety issue. He states that the letter of credit which they provided was done by NECU and he requested a different letter of credit from someone else.

Mr. Reitter suggests that the town have available templates of standard bonds, escrow accounts, and letters of credit that is acceptable to the town. Templates should also be provided with two forms: one for site plans for private development that the planning board reviews and the other would be for subdivisions that the BOS will review through the selectmen’s representative. He adds that in the meantime, the board should have all of the forms reviewed by legal counsel.

Adjournment:
Motion to adjourn is made by Joanne Carette, second by Eric Reitter.  Motion passes unanimously; 5/0, at 11:00 p.m.

Respectfully submitted,

Lisa Fellows-Weaver
Board Secretary