The Town of Northwood, New Hampshire

PRESENT: Chairman Bruce Farr, Robert Bailey, Tom Lavigne, Nona Holmes, Alternate Jean Lane, Board Administrator Linda Smith, and Board Secretary Lisa Fellows-Weaver.

ABSENT: Vice-Chairman Roy Pender

VOTING MEMBERS: Chairman Bruce Farr, Robert Bailey, Tom Lavigne, Nona Holmes, and Alternate Jean Lane.

MINUTES:
Tom Lavigne makes a motion, second by Jean Lane, to approve the minutes of June 23, 2008, and July 21, 2008, as written. Motion passes; 5/0.

Doug Pollock is present as an interested party in becoming a board member.

APPLICATIONS:
Case#08-16: Jonathan Stevens, 17 Summer St. Map 116; Lot 6. Applicant is seeking variances to Article 3.01 (C) and 3.02(B) to permit a 12’x22’ addition to a seasonal dwelling on a 0.43 Ac. lot where 2 Ac. is required and no road frontage (100’ on private road) where 150’ is required. Property currently owned by Dennis and Linda Sullivan. Mr. Sullivan is present as well as the builder, Mr. Stevens.

Ms. Smith explains that the planning board will be meeting Thursday and will provide comments to the BOS as the building inspector has deemed this application falls under RSA 674:41(I) as the private road has been identified on the 1989 private roads map. This requires that the applicant go through the selectmen’s process for 674:41. Ms. Smith further explains RSA 674:41 and this road is a private road; however, the road is on the roads map adopted in the zoning ordinances. She states that this must now go to the selectmen to be approved after the planning board comments.

No abutters are present and no correspondence has been received.

Mr. Stevens explains the proposal, which is to build a 12’ x 22’ addition. He states that there is currently a shed that they plan to remove. The addition will be 2 rooms, with a shed style roof. The height of the addition will not exceed the height of the existing house. The siding will be the same siding, T-111. Mr. Farr asks if there will be any further encroachment onto other properties and Mr. Stevens replies no. He adds that there will be no trees cut and there will be no view changes to abutters.
Mr. Farr asks the current size of the house. Mr. Sullivan replies that it is 20’ x 32’ and is on piers, cement blocks.

Mr. Lavigne notes that there is 100 ft. of frontage on Summer St., 0.43 acres. Mr. Sullivan replies yes. Mr. Lavigne notes the slopes on the property and asks if there will be any type of steps required to enter the addition. Mr. Stevens explains that there may be a slight step down as they may need to create a steeper pitch for the roof. They will try to keep it at 6 in. or less and this will be determined in the field. Mr. Lavigne states that the addition will be very high off the ground. Mr. Sullivan states that at the steepest point it could be 5-7 ft. off the ground. Mr. Sullivan states that he plans to screen the area under the addition.

Ms. Lane asks if this is for summer use only. Mr. Sullivan replies yes. She asks about the well and septic. Mr. Sullivan delineates both for her on the plan and adds that the well is more than 75’ from the septic.

The board agrees to address both variances at once.

Area Variance:
1. The variance will not be contrary to the public interest. Mr. Stevens states that they are not planning to remove trees and there will be no disruption to the land or disturbance to the neighbors. Overall there will be no negative effect. No water or septic systems will be affected and the addition would allow for storage and office space.

2. Special conditions exist such that the literal enforcement of the
ordinance results in unnecessary hardship. Mr. Stevens states that there is limited use of the property. The hope is to spend more time at the camp and get as much use of the property as possible and ease the space burdens.

3. The variance is consistent with the spirit of the ordinance. Mr.
Stevens states that the proposal does not impede on the neighbors property. He adds that the proposed design of the structure is a single story and they do not feel that this proposal will be intrusive.

4. By granting of the permit, substantial justice will be done. Mr.
Stevens states that the use of the property and area are very limited as far as space and storage. There is congestion when the family is all there. Mr. Sullivan explains that there are no closets in the house and there are no storage areas. He adds that they purchased the property a few years ago, noting it has potential.

5. No diminution in the value of surrounding properties will be suffered. Mr. Stevens states that he feels that the look and size is what diminishes property values. He explains that the purpose in the design is to keep the proposal in kind as to what exists in size and materials and keep it simple. He adds that the proposal is with hopes that the neighbors would not notice any changes. He notes that the proposal will not exceed where the shed is located and they plan to stay below the roof line.

Mr. Lavigne asks if there are many full time residences on the road. Mr. Sullivan explains that this camp was built in 1971. There are two full time residences across the street. He explains that the road is used year round and is passable all year.

Mr. Farr states that the structure is a camp and the applicant is keeping the structure as a camp. The proposal is to add storage and office space.

Tom Lavigne makes a motion to approve the area variances for lot size and road frontage for an addition, based on the fact that all 5 conditions have been met with the condition that the proposed structure will be a seasonal dwelling. Bob Bailey seconds. Mr. Lavigne states that the fact that the shed is being removed is a good idea and opens the house area up more. The addition will meet all new codes and criteria, which is a safety factor. In addition, the septic system will be upgraded. Mr. Farr states that the modifications proposed are with low impacts. Ms. Lane feels that the neighbors will be pleased. Motion passes unanimously; 5/0.

Internal Business:
Budget: Worksheets are provided for review. Mr. Farr requests that hard numbers be mailed out as part of the September member’s packets along with a proposed 2009 budget for the board to review and discuss. In addition, after discussion, the board requests an itemized sheet for next months meeting noting the board’s operating expenses for the year.

Holiday Schedule: The board agrees to move the December meeting from December 22 to December 29.

Correspondence
Registration forms are distributed for the upcoming Law Lecture Series. All other correspondence is reviewed.

Other
Mr. Farr recalls a case in which the board stressed the matter of significant run off. He asks if the code enforcement officer (CEO) has visited the site of the Northwood Business Center relative to drainage and the grade of the property. Ms. Smith explains that in order for the building inspector to issue a certificate of occupancy the facility would be inspected. She states that if there is a problem with the drainage then the CEO could pursue the matter and investigate the area. Mr. Farr requests that this matter be looked into.

Adjournment:
Mr. Bailey makes a motion, second by Ms. Lane, to adjourn at 7:50 p.m. Motion passes unanimously; 5/0.

Respectfully submitted,

Lisa Fellows-Weaver
Zoning Board Secretary

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