HOLDERNESS PLANNING BOARD
PO BOX 203
HOLDERNESS, NH 03245
Minutes: January 21, 2010
Members Present: Todd Elgin, Earl Hansen – Chair, Ron Huntoon, Suzanne Peoples – Selectman Liaison, and Bob Snelling
Members not Present: Randy Currier, Peter Francesco, and Carl Lehner
Staff Present: David Lorch – Planner
Others Present: Simon Leeming, Frank Yerkes, Phil Hastings – Webster Land Corp, Chris Devine – Executive Director Squam Lakes Association, David Driscoll – David Driscoll Designs
Call to Order: Mr. Hansen called the meeting to order at 6:32 P.M.
Roll Call: Mrs. Huff called the roll.
Approval of Minutes: Mr. Elgin moved to approve the minutes of December 17, 2009 as written. Motion passed.
Continued Applications:
Case #2009-15: Webster Land Corporation
Request for boundary line adjustment and subdivision for property located at Route 113 and Old Sandwich Highway, Tax Map 207-9 Lot 9, Tax Map 217 Lot 9, and Tax Map 220-21, rural residential and general residential zones.
The public hearing was reopened at 6:31 P.M. Mr. Yerkes provided a brief summary of the proposed multi-faceted project: a 22 acre lot (Map 220 Lot 21) along Route 113 is to be divided into two lots of 12.16 acres and 10.15 acres each with an existing curb cut and driveway and frontage on Route 113; a new lot along True Farm Road will be subdivided from the existing 700+ acre lot (Map 207-9) comprising 26.43 acres; and the remainder of the large parcel will be merged with Map 217 Lot 9. The frontage of the new lot is on a Class VI road and minutes of the January 4, 2010 Board of Selectmen meeting reflected the decision to allow consideration for review of a building permit along a 700’ section of the Class VI road. Mr. Leeming stated that upon submission of a building application, the Board of Selectmen and applicant
will agree upon road standards and waivers. Mr. Hansen moved, seconded by Mr. Elgin, to approve the application as submitted. Motion passed. The public hearing was closed at 6:40 P.M.
New Applications: none
Other Business
Case #2010-01: Murray J Swindell Jr., et al
Request for Boundary Line Adjustment for property located at 224 Pinehurst Road, Tax Map 218 Lot 3, general residential zone and 235 Pinehurst Road, Tax Map 218 Lot 6, general residential zone.
Mr. Yerkes explained that he had attended the September 2009 meeting for an informational non-binding review of the boundary adjustment. Pinehurst Road is a private road maintained by the property owners. The existing house and barn on Map 218 Lot 3 is proposed to be merged with a portion of Map 218 Lot 6 across the road which contains a garage. The resulting lot sizes will be 4.151 acres for Lot 3 and 5.020 acres for Lot 6. Both lots have individual septic systems and wells. Mr. Hansen suggested that a notation be added to the plat stating that the garage area may never be considered as a stand-alone lot. Mr. Hansen moved, seconded by Mr. Snelling, to accept the application. Motion passed. Mr. Hansen moved, seconded by Mr. Huntoon, to approve the Boundary Line Adjustment with the stipulation as noted. Motion passed.
Informational: Squam Lakes Association (SLA) would like to discuss the need for Site Plan approval given their proposed construction plans.
Mr. Driscoll explained that the SLA would like to build an addition on the southeastern side of the main structure, expanding the offices of the Squam Lakes Conservation Society (SLCS) by approximately 1,000 square feet. The addition would be for expanded office, storage, and meeting room space for the existing staff. The SLA also proposes to construct a 32’ x 50’ barn as an accessory building on the lot in the area of the existing playing fields. It will be used as winter storage of equipment and supplies and shelter from storms for the summer youth activity program, comprised of approximately 35 children and 8 – 10 staff for 7 weeks. Mr. Driscoll stated that the barn would be an accessory use structure without water. He explained that when applying for building permits for the proposed addition and
barn, Mr. Lorch suggested that site plan review might be required. Mr. Driscoll felt that there was no expansion or change of use and requested determination of whether site plan review was required.
Mr. Hansen stated that the youth program was existing as was the SLCS, and he moved that site plan review is not required. There was no second. Lengthy discussion ensued:
- Mr. Snelling expressed great concern that the barn would house 45 people 500’ from bathroom facilities. He felt there was a need for facilities in the barn and that without them there was potential for an environmental impact on the lot.
- Mr. Devine and Mr. Driscoll stated that the current system is adequate for the existing program and that the program would not be expanded.
- Mr. Devine explained that there is discussion, if funding allows, to expand the existing septic system, which could include piping the barn into the existing system, providing a composting system for the barn, or providing a conventional system for the barn. The latter two would require the same size leachfield and would be costly.
- Mr. Driscoll noted that participants of the program currently using the field walk to the main building for bathroom facilities and the same will apply when the barn is used. There is a pathway alleviating the need to walk along Route 3. Mr. Snelling felt that 500’ was too great a distance and the temptation to use the existing dwelling nearby would be realized and prove inadequate.
- Mr. Hansen felt the existing system was already adequate for the use and that no change or expansion was being requested. Mr. Snelling felt that the addition of the barn was an expansion of activity.
- Mr. Lorch stated he felt the purpose of site plan review required a determination of proper sanitary facilities and that the SLA needed to apply for review.
- Mr. Snelling inquired if there were regulations, either town or state, requiring facilities to be within a reasonable distance of the activity. Mr. Huntoon felt the town should not determine a set distance.
Mr. Hansen moved that site plan review is not required as long as a minimum of two port-a-potties are put on site until a future septic system is built. There was no second. Mr. Lorch expressed concern that there were now two motions on the floor with no seconds. Mr. Hansen stated that a motion did not require a second and voting on motions was at the chair’s discretion.
Discussion continued with Mr. Devine stating he was not aware of any distance requirements for activities to sanitary facilities. Mr. Snelling continued to express concern about the use of the barn and felt that the proposal was premature. Mr. Devine noted that the barn will only be used for shelter from storms and was not intended for all day use. He also stated he would not be opposed to placing port-a-potties on the site in response to a question from Mr. Elgin. Mr. Hansen again stated that there was no change or expansion of use. Mr. Snelling felt that using the barn for storage would be appropriate but not for recreational use.
Mr. Hansen moved, seconded by Mr. Hunton, that site plan review was not required conditional upon placement of two port-a-potties at the barn site during the summer program activities and that further changes will require a site plan review. Mr. Lorch stated again that he felt that site plan review was required and Mr. Snelling inquired if DES knew that the barn would be used for activities. Vote: Elgin – yes; Hansen - yes Huntoon – yes; Peoples – yes; Snelling – no. Motion passed.
Proposed Ballot Language for Zoning Ordinance Changes
Mr. Hansen reviewed the language for the four amendments: groundwater; dark skies, corrections and clarifications, and definitions. He noted that the actual language need to be on the ballot, but that residents could find the complete language on the website, at town hall, and at the library.
Conservation Easement
Mr. Lorch noted that Statute requires that all conservation easements be submitted to the Planning Board for their record. He provided a copy of an easement for Nancy Grady of 21.5 acres, with SLCS holding the easement.
Adjournment: There being no further business, the meeting was adjourned at 7:49 P.M.
Respectfully Submitted,
Wendy J. Huff
Secretary
Minutes Approved:
Corrections:
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