HOLDERNESS PLANNING BOARD
PO BOX 203
HOLDERNESS, NH 03245
Minutes: March 18, 2010
Members Present: Todd Elgin, Peter Francesco, Earl Hansen – Chair, Ron Huntoon, Carl Lehner, Suzanne Peoples – Selectman Liaison, and Bob Snelling
Members not Present: Randy Currier
Staff Present: David Lorch – Planner
Others Present: Peter DeMarco, Dennis Prescott, Jeff Evans, Patrick Smith
Call to Order: Mr. Hansen called the meeting to order at 6:30 P.M.
Roll Call: Mrs. Huff called the roll. Mr. Lorch reported that the Board of Selectmen renewed the appointments of Mr. Elgin, Mr. Lehner, and Mr. Currier, all for three year terms.
Approval of Minutes: Mr. Hansen requested deferral of the minutes until after public hearings.
Continued Applications: none
New Applications:
Case #2010-02: SBA Communications Corp
Request for site plan review for property located at 203 Smith Road, Map 224 Lot 19, rural residential zone. Applicant proposes to add co-location antennae on an existing telecommunications facility.
The public hearing was opened at 6:32 P.M. Mr. DeMarco, representing Maine PCS, leasee of T-Mobile, explained that six new antennae would be installed 248’ from the ground, approximately 50’ from the top of the tower. An equipment shelter, 10’ x 20’ would be erected on the leased area. The engineering report submitted verifies that the tower is structurally sound and contains a list of all the contacts for the tower.
Mr. Hansen moved, seconded by Mr. Francesco, to accept the application as complete. Motion passed. In response to a question regarding available space for future equipment shelters, Mr. DeMarco explained that shelters can be in the form of small cabinets. Mr. Snelling moved, seconded by Mr. Elgin, to approve the site plan application as submitted. Motion passed. The public hearing was closed at 6:38 P.M.
Case #2010-03: Dennis E & Cynthia S Prescott
Request for site plan review for property located at NH Route 175, Tax Map 210 Lot 8.1, commercial zone. Applicant proposes to construct a storage and maintenance facility.
The public hearing was opened at 6:39 P.M. Mr. Prescott explained that he proposes to construct a 3,000 square foot structure which will be comprised of an office and shop / tools & equipment storage area. The front of the structure will be wood frame and the rear metal, with a sloped roof. The proposed structure will be 400’ from the road with a wooded buffer.
Mr. Prescott has requested a waiver of the high intensity soil mapping and parking requirements. The proposed plan delineates 8 – 10 parking spaces, including handicapped parking, which is more than sufficient per the ordinance for the office space and the two proposed employees. The parking waiver request was withdrawn. Mr. Prescott stated that there would be no activities requiring storage of hazardous materials or fuel. His real estate development company uses pumps, generators, bulldozers, excavators, etc. which will be stored on site. Mr. Prescott explained that the gravel pile was an error, having been pushed to the wrong site and will be used to re-stabilize the area. Mr. Evans noted that the water table is approximately 50’ – 60.’
Mr. Hansen moved, seconded by Mr. Huntoon, to accept the application as complete. Motion passed. In response to Mr. Elgin’s information regarding the new lighting ordinance recently adopted by the town, Mr. Prescott stated that there would be down-lighting on the front and rear of the structure. Mr. Prescott noted that the septic design has been modified and moved away from the building and complies with all town zoning regulations. Mr. Evans stated that the soil is the equivalent of screened sand.
Mr. Hansen moved, seconded by Mr. Francesco, to grant the waiver for soil mapping subject to state septic approval. Motion passed. Mr. Snelling explained that the town also adopted a groundwater protection ordinance which would require a stormwater plan for applications in this zone. However, the flow analysis shows nominal run-off and meets the technical requirement of the ordinance. Mr. Evans felt the excellent soil conditions negated the need for further information. Mr. Snelling noted that the soil characteristics that make this site ideal for run-off also make it more vulnerable for contaminants to reach the water, but the proposed activity does not appear to be an issue.
Mr. Hansen moved, seconded by Mr. Francesco, to approve the site plan as presented subject to(1) an installed and operational septic system prior to occupancy; (2) all disturbed areas to have a six (6) inch layer of mulch; and (3) provide a minimum of six (6) parking spaces. Motion passed. The public hearing was closed at 6:58 P.M.
During brief discussion, it was clarified that there are no regulations regarding site preparation prior to submitting an application for site plan approval. Mr. Lorch noted that Mr. Prescott has submitted an Alteration of Terrain application at the request of the state.
Approval of Minutes: Mr. Hansen felt that the minutes were more declarative than allowed for a meeting without a quorum. Mr. Lorch stated that since there was no quorum, there should not have been a meeting and no minutes should have been prepared. It was agreed that a properly noticed meeting could occur without a quorum, but that no decisions could be made.
Discussion ensued regarding the criteria to require a site plan application as follows:
- The Planning Board may waive elements of a site plan review or set minimum zoning requirements for site plan review, but may not exempt site plan review.
- Site Plan review should be clarified to reflect that expansion is not solely for an existing program or activity but includes use of the physical property.
- Site plan review would not be a tool for denial, but rather to bring the use or property into compliance with the town’s regulations.
- An “informational” review, which is generally non-binding on the Board and the applicant, should not be used to make decisions.
- A site plan can be costly, although an applicant may request waivers.
- Regulations currently call for a site plan for any building permit for a commercial use. This should be consistently followed in order to maintain uniform standards. Concerns were raised that this would require site plan review for small sheds, etc, but it was noted that changes to this policy could include setting a “cap” on what triggers a site plan review.
- Site plan review through the public hearing process provides security for the applicant, abutter, and town.
Brief discussion regarding a recently approved building permit for the Squam Lake Inn ensued. Several members felt that the building permit approval fell within the guidelines requiring a site plan review because it was an expansion of an existing activity which could expand the capacity of the leachfield and parking. It was agreed to have Mr. Lorch strictly follow the site plan regulations in the future. Future changes could include adopting a pre-hearing process to review an application in a public forum to determine site plan applicability.
Mr. Hansen moved, seconded by Mr. Elgin, to approve the minutes of February 18, 2010 as amended. Motion passed.
Other Business
The Spring Office of Energy & Planning Zoning Conference will be held May 8, 2010. Board members should sign up on-line.
Mr. Lorch noted that the Transit & Human Service Transportation Plan does not go through Holderness.
The 2010 Zoning Ordinance was signed.
Mrs. Peoples was charged with providing a slate of nominations for officer at the next meeting.
Next month’s meeting will return to Town Hall.
Adjournment: There being no further business, the meeting was adjourned at 7:50 P.M.
Respectfully Submitted,
Wendy J. Huff
Secretary
Minutes Approved: April 15, 2010
Corrections: none
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