HOLDERNESS PLANNING BOARD
PO BOX 203
HOLDERNESS, NH 03245
Minutes: April 16, 2009
Members Present: Todd Elgin, Earl Hansen – Chair (6:35), David Horton, Carl Lehner, Suzanne Peoples – Selectmen Liaison, and Robert Snelling
Members not Present: Randy Currier and Ron Huntoon
Staff Present: David Lorch – Planner
Others Present: Bill Johnstone – NH Electric Cooperative, Tony Randall, Dave Driscoll, John McCormack, David Moore, Kevin French, Frank Yerkes
Call to Order: Mr. Hansen called the meeting to order at 6:32 P.M. The order of agenda was changed to accommodate the public.
Dark Skies – informational session with Bill Johnstone: Mr. Johnstone explained that NH Electric Cooperative Inc. (NHECI) has changed its standards for new street lighting with Holderness as a pilot town. Dark sky fixtures, which don’t emit light above the horizontal plane, will be used which will also result in financial savings to the town. Holderness Central School is an example of the use of dark sky fixtures. Holderness currently has approximately 140 street lights some of which are dark sky fixtures. He stated that ordinances which specify limitations using foot candles and other lighting measurements are usually done in accordance with acceptable and understood standards of the Illuminating Engineers Society of New England. The NHECI has provided lighting based on needs and location of
existing poles, which aren’t always placed for best lighting coverage. Street lights are not metered, but billed on a dusk to dawn flat rate; currently the NHECI does not have the capability to allow automatic shut-offs at night. Some of the 140 lights in Holderness are lighting for private individuals or businesses. Mr. Snelling questioned the town’s ability to regulate and enforce lighting standards if they were to be adopted; Mr. Johnstone stated that a light meter is relatively inexpensive and would be the proper tool to use.
Mr. Lehner was welcomed to the Board, having been recently appointed by the Selectmen as an Alternate. The roll was called.
Approval of Minutes: Mr. Snelling moved, seconded by Mr. Elgin, to approve the minutes of 3/19/09. Motion passed.
Applications:
New:
Case #2009-02: Cooper Family Trust, Peter N. Cooper Trustee and Hobson Revocable Trust, Scott D. Hobson Trustee
Request for boundary line adjustment for property located at 220 Lane Road in the general residential zone, map 247 lot 58 and property located at Lane Road in the general residential zone, map 247 lot 59.
The public hearing was opened at 6:55 P.M. Mr. Randall presented the application stating that the two existing lots would retain the same acreage after the line adjustment. The adjustment is needed to bring a porch addition, which was not granted an equitable waiver of dimension by the Zoning Board, into compliance with the ordinance setbacks. Mr. Hansen inquired if Mr. Hobson had approved the plan. Mr. Driscoll and Mr. McCormack, representing Mr. Cooper, stated that Mr. Hobson had agreed. Mr. McCormack suggested providing a copy of the deed for the record.
Mr. Hansen moved, seconded by Mr. Elgin, to accept the application as complete. Motion passed. Mr. Hansen moved, seconded by Mr. Horton, to approve the boundary line adjustment as presented subject to receipt of written notice from Mr. Hobson stating his agreement of the plan. Motion passed. The public hearing was closed at 7:04 P.M.
Case #2009-02: Hawkins Pond LLC
Request for subdivision for property located at Hawkins Pond Road in the rural residential zone, map 255 lot 10.
The public hearing was opened at 7:06 P.M. Mr. Yerkes presented the application for the applicant David Nelson. The eighteen acre lot will be subdivided into three lots: lot 1 will be 5.13 acres with 300’ of road frontage on Hawkins Pond Road; lot 2 will be 5.13 acres with a 50’ deeded right-of-way for access; lot 3 will be 7.71 acres. Although lot 3 has 490’ of road frontage on Hawkins Pond Road, it will be accessed using the right-of-way for lot 2 in order to avoid disturbing wetlands on the lot; therefore no wetlands permits are required. There is sufficient area to meet setbacks for septic and well. Mr. Lehner pointed out that an address correction was needed for one of the abutters.
Mr. Snelling moved, seconded by Mr. Hansen, to accept the application as complete. Motion passed. Mr. Snelling moved, seconded by Mr. Hansen, to approve the application as submitted. Motion passed. The public hearing was closed at 7:17 P.M.
Case #2009-04: Squam Lakeside Farm Inc.
Request for amended subdivision for property located at 1013 US Route 3 in the general residential zone, map 239 lot 50 regarding emergency access right-of-way.
The public hearing was opened at 7:17 P.M. Mr. Moore and Mr. French presented the application, noting that this was an amendment to an approved plan converting the campground from single ownership to condominium ownership:
- Emergency Access: The approved plat depicted the road as a road benefiting the campground area. The revised plat delineates the road as a new driveway on Unit A to be consistent with the court order. It will be gated but there will be an easement written in the deed for use as emergency egress & access by the campground.
- Boulders Road: A small section of Boulders Road was not shown in its entirety on the approved plat; both Boulders Road and Ledges Road are now delineated properly.
- The approved subdivision plan included use of the town property tax cards as a baseline for the footprint of the structures on each condominium lot. Because measurements used for assessing standards are not to the exact measurement of the structures, Mr. French measured each structure and compiled a notebook to be submitted with the subdivision plan which includes a footprint drawing and town property tax card for each structure. Mr. Moore would like the exact footprint to be the baseline reference.
Mr. Hansen determined that the three changes would be voted separately.
Mr. Snelling moved, seconded by Mr. Hansen, to accept the application as complete. Motion passed.
Mr. Hansen moved, seconded by Mr. Snelling, to accept the plan dated March 2009 with the revised delineation of Boulders Road. Motion passed.
Mr. Hansen felt that the property tax cards are under the jurisdiction of the Board of Selectmen and that each owner needs to address any discrepancies in the structure measurement through the assessor and the Selectmen. Mr. Lorch explained that the property tax cards are used for assessing the value of the structure and the property. The baseline drawings would be used by the Compliance Officer when a change is made to the structure and is a separate issue from assessment.
Mr. Hansen moved, seconded by Mr. Snelling, to accept the drawings of the physical footprint of the structures as a baseline record in conjunction with the property tax cards. Motion passed.
Mr. Snelling expressed concern about the emergency access and egress of the road if it were to be gated. Mr. Moore noted that the gates are “break-away” gates and would not pose a threat to anyone’s safety.
Mr. Snelling moved, seconded by Mr. Elgin, to accept the delineation of the private driveway, with deeded easement for use as an emergency access, as presented on the plan dated March 2009. Motion passed. The public hearing was closed at 7:42 P.M.
Continued: none
Other Business
1. Informational Review
Mr. Randall briefly reviewed a proposed subdivision which would potentially create a lot with 108’ of road frontage in the rural residential zone, where 300’ is required. There are two dwellings on the existing lot, and subdividing the lot will make the situation more conforming. He requested the board review the phrase “sound planning” as noted in Section III.D.2.d. to the application to see if there might be agreement that this would be applicable for creating a lot with less than the required frontage. After review of the language and other options that might be available, the board agreed that in general, the plan might be considered. Mr. Randall was requested to provide the reasons for using this particular ordinance when he submits the application.
2. Certification of Zoning Ordinance and Site Plan Regulations
The Board signed the appropriate certifications pursuant to RSA 675:6 III.
3. LRPC Survey
Mr. Snelling reviewed the responses from planning board members. He was authorized to present a composite survey to the Board of Selectmen.
4. Septic System Assessment.
Mr. Snelling is gathering information and will schedule a meeting in the near future.
5. Building permits on Class VI Roads
Mr. Hansen and Mr. Lorch briefly reviewed statutory requirements for review and recommendation by the planning board when a building permit to construct a dwelling on a Class VI road is received by the Board of Selectmen.
Planner’s Report
Mr. Lorch reported that the Selectmen appointed Selectman Laverack as the designated planning board replacement in Mrs. Peoples’ absence. Mr. Snelling was reappointed to a three year term as a regular member. There is an opening for a regular member and Peter Francesco has been recommended to the Board of Selectmen for the position. Mr. Lorch distributed 2009 zoning ordinances to the board.
Election of Officers
Mrs. Peoples presented the following slate of officers: Earl Hansen as Chair, Bob Snelling as Vice-Chair, and Dave Horton as Secretary. Mr. Hansen moved, seconded by Mr. Snelling, to close the nominations. Motion passed. There was unanimous approval of the slate.
Mr. Horton questioned whether the Board would be considering any ordinances regarding solar photo-voltaic installations. It was felt that it would more of a building code issue than one with zoning requirements.
Adjournment: There being no further business, the meeting was adjourned at 8:25 P.M.
Respectfully Submitted,
Wendy J. Huff
Secretary
Minutes Approved: May 22, 2009
Corrections: none
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