Preliminary
Greenfield Zoning Board of Adjustment
Meeting Minutes
May 30, 2006
Board convenes at 7:30 pm. Sitting on the board is John Gryval, Dan Dineen, Roger Phelps, Craig Pettigrew, and Kevin O’Connell.
At 8:00 pm John opens case 06-3.
Landmark Planning & Development, LLC of Peterborough, NH, for properties located at 13 Gulf Road; R9-66, and 124 Russell Station Road; R9-65 for a special exception from restrictions of the Wetland Conservation District; article III section I.2.d.1.
John asks of notification, Kevin states abutter notifications sent out, notices placed in local papers, town offices, and post office.
John reads and presents to the applicants’ Attorney with an invoice for the hearing.
Standard Postage $3.78
Registered Postage $46.40
Advertisement Fee $100.00
ZBA fee $50.00
$200.18
Mr. Stewart states that they sent in a check with the application. Kevin replies that no check was received with the application package. John talks with the applicants, states we’ll straighten the check later, but will proceed with the hearing.
Attorney Dan Norris, from the McLane Law firm states that he will be representing the applicants tonight and asks if the board objects if he tape records the hearing.
The board replies no, but Kevin asks for a copy of the tape.
Attorney Norris then introduces the applicants; Mr. Ronald Bourcier from the Turner group, Jonathan Sisson, from Beaver Tacks LLC, and Chris Stewart form Landmark Planning & Development.
Attorney Norris then proceeds to explain the application for appeal, the lots’ characteristics, and talks of the setbacks involved.
Attorney Norris then calls on Mr. Bourcier who explains where the where the lot is and aspects of the lot.
Mr. Sisson, then speaks of the original survey of the lot done by Mr. Sells, the match-up be did with on ground survey of the wetlands on the lot, and the existing access road. Mr. Sisson also describes the soils of the wetlands as poorly drained soils.
Mr. Bourcier explains that two culverts drain into the wetlands across the road from the two wetlands on the Brundidge property and that they’re separated by a sand esker where the access road is.
Mr. Sisson explains that the wetland is pretty straight forward as hydric soils; he also describes his flagging and did test bores.
Dan asks when the where the soil tests done.
Mr. Sisson says might have been February, after looking he states it was January, there was little snow, with shrubs, trees and a little vegetation coming up.
John asks if there are any more wetlands.
Mr. Sisson states yes, and shows the on the plat per John’s request.
Dan asks what’s the elevation change between the road and the wetlands.
Mr. Sisson states 2 to 3 feet.
Craig asks how wide the road is going to be.
Mr. Bourcier states the town requires 24 feet.
Mr. Stewart explains photos of the site and the old logging road to the board.
Craig asks if there is standing water there now?
Mr. Stewart replies yes.
Attorney Norris then discusses special exception criteria.
Minimum impact on wetlands
Strict application of the ordinance could prevent any use of the property.
The ordinance permits it if essential to the productive use of the land because the only frontage is on Russell Station Road.
No pavement in wetlands, and the town engineers the standards for the roads.
Craig asks what the road is going to access.
Attorney Norris replies multiple lots.
Craig: “are you using the road to create frontage?”
Mr. Bourcier replies that the plan is to incorporate the O’Brien land to make an open space development with sixteen units and access on both Russell Station Road and Gulf Road.
John states that sixteen units don’t meet the density calculations for the open space ordinance, or the special exception part two, until the merger of the back-lot.
Attorney Norris states what we’re here for today is the special exception for the access only to the small lot. No density calculations on open space, strictly here for access under section one.
Kevin asks if anyone would like to have a look at the property.
John asks of the frontage on Gulf Road.
Attorney Norris states right now there’s no frontage on Gulf Road. They’re proposing two access roads for the subdivision plan, but the landowner on Gulf Road won’t grant access until the special exception is and subdivision is approved.
Dan: ”Is there going to be any impact on the wetlands?”
Mr. Bourcier replies that they wont’ know until they get all the engineering, and until they talk to the town engineer.
Mr. Stewart adds that it currently is 31 feet wide, but we’re hoping we won’t have to impact.
Dan replies that it’s our job to make sure the impact is minimal.
Mr. Stewart: “ But we need the engineering.”
Mr. Sisson; “The road could be an improvement.”
Attorney Norris states” As currently planned, the road would impact minimally.”
Mr. Stewart: “Even one house would require a special exception.”
Attorney Norris finishes his presentation but reiterating that they’re here for a special exception for the driveway only for the Brundige property, nothing else, and that the board should limit itself to the application at hand.
John asks if any abutters have anything to say.
Mike Maloney asks questions of the esker and the wetlands, and states that the logging road was put in five years ago, and that they use to get into the lot through the O’Brien’s property.
Mr. Maloney further states that all the water from the hill behind flows down through the ground to the wetlands and under the road.
Mr. Sisson adds” the water does flow through the soil into the wetland.”
John: “Mr. Sisson, Mr. Maloney says the water travels underneath the ground?”
Mr. Sisson: “ Yes, it’s shallow to bedrock with highly drained soils to the wetlands”
Kevin: “You feel what you’re proposing is the minimum impact to the wetlands.
Attorney Norris: “Yes”
Gill Bliss asks, is it normal procedure to map wetlands in the winter?
Mr. Bourcier replies yes, through winter botany.
Mr. Bliss; why not when the wetlands are more representative.
Mr. Sisson “ I’m comfortable with the flagging of the wetlands.”
Mr. Bliss then expresses to the board his feelings of the open space ordinance, its detrimental effect on wetlands, and that the board needs to look at the issue.
John states to Mr. Bliss that the town did pass the ordinance.
Mr. Bliss; “ Would this go forward without the back lot merger?”
Attorney Norris” We’d still have to deal with the density question.”
John: “I think we have a lot going on on this property. However, at this time I think we should adjourn with the public session, and have a look at the property. “
Attorney Norris states he’s like to point out that the special exception is for the road, and he feels the board has all the tools it needs, and request that the board act on it tonight.
John replies: “I’d like to look at it.”
Kevin makes motion to recess the public hearing, keeping the public portion open, perform the site walk at 8:00 am on Saturday June 3rd, and reconvene the hearing in one weeks time on June 6th at 8:00 pm.
The motioned is seconded by Roger and passes unanimously.
Attorney Norris states he cannot make the site walk, Mr. Stewart, and Mr. Bourcier also state they can’t
Attorney Norris asks if the board need anything further for the meeting on June 6th.
John say’s no
Board calls 15-minute recess.
Board close meeting at 9:15
Preliminary
Greenfield Zoning Board of Adjustment
Meeting Minutes
May 30, 2006
Board convenes at 7:30 pm. Sitting on the board is John Gryval, Dan Dineen, Roger Phelps, Craig Pettigrew, and Kevin O’Connell.
At 8:00 pm John opens case 06-3.
Landmark Planning & Development, LLC of Peterborough, NH, for properties located at 13 Gulf Road; R9-66, and 124 Russell Station Road; R9-65 for a special exception from restrictions of the Wetland Conservation District; article III section I.2.d.1.
John asks of notification, Kevin states abutter notifications sent out, notices placed in local papers, town offices, and post office.
John reads and presents to the applicants’ Attorney with an invoice for the hearing.
Standard Postage $3.78
Registered Postage $46.40
Advertisement Fee $100.00
ZBA fee $50.00
$200.18
Mr. Stewart states that they sent in a check with the application. Kevin replies that no check was received with the application package. John talks with the applicants, states we’ll straighten the check later, but will proceed with the hearing.
Attorney Dan Norris, from the McLane Law firm states that he will be representing the applicants tonight and asks if the board objects if he tape records the hearing.
The board replies no, but Kevin asks for a copy of the tape.
Attorney Norris then introduces the applicants; Mr. Ronald Bourcier from the Turner group, Jonathan Sisson, from Beaver Tacks LLC, and Chris Stewart form Landmark Planning & Development.
Attorney Norris then proceeds to explain the application for appeal, the lots’ characteristics, and talks of the setbacks involved.
Attorney Norris then calls on Mr. Bourcier who explains where the where the lot is and aspects of the lot.
Mr. Sisson, then speaks of the original survey of the lot done by Mr. Sells, the match-up be did with on ground survey of the wetlands on the lot, and the existing access road. Mr. Sisson also describes the soils of the wetlands as poorly drained soils.
Mr. Bourcier explains that two culverts drain into the wetlands across the road from the two wetlands on the Brundidge property and that they’re separated by a sand esker where the access road is.
Mr. Sisson explains that the wetland is pretty straight forward as hydric soils; he also describes his flagging and did test bores.
Dan asks when the where the soil tests done.
Mr. Sisson says might have been February, after looking he states it was January, there was little snow, with shrubs, trees and a little vegetation coming up.
John asks if there are any more wetlands.
Mr. Sisson states yes, and shows the on the plat per John’s request.
Dan asks what’s the elevation change between the road and the wetlands.
Mr. Sisson states 2 to 3 feet.
Craig asks how wide the road is going to be.
Mr. Bourcier states the town requires 24 feet.
Mr. Stewart explains photos of the site and the old logging road to the board.
Craig asks if there is standing water there now?
Mr. Stewart replies yes.
Attorney Norris then discusses special exception criteria.
Minimum impact on wetlands
Strict application of the ordinance could prevent any use of the property.
The ordinance permits it if essential to the productive use of the land because the only frontage is on Russell Station Road.
No pavement in wetlands, and the town engineers the standards for the roads.
Craig asks what the road is going to access.
Attorney Norris replies multiple lots.
Craig: “are you using the road to create frontage?”
Mr. Bourcier replies that the plan is to incorporate the O’Brien land to make an open space development with sixteen units and access on both Russell Station Road and Gulf Road.
John states that sixteen units don’t meet the density calculations for the open space ordinance, or the special exception part two, until the merger of the back-lot.
Attorney Norris states what we’re here for today is the special exception for the access only to the small lot. No density calculations on open space, strictly here for access under section one.
Kevin asks if anyone would like to have a look at the property.
John asks of the frontage on Gulf Road.
Attorney Norris states right now there’s no frontage on Gulf Road. They’re proposing two access roads for the subdivision plan, but the landowner on Gulf Road won’t grant access until the special exception is and subdivision is approved.
Dan: ”Is there going to be any impact on the wetlands?”
Mr. Bourcier replies that they wont’ know until they get all the engineering, and until they talk to the town engineer.
Mr. Stewart adds that it currently is 31 feet wide, but we’re hoping we won’t have to impact.
Dan replies that it’s our job to make sure the impact is minimal.
Mr. Stewart: “ But we need the engineering.”
Mr. Sisson; “The road could be an improvement.”
Attorney Norris states” As currently planned, the road would impact minimally.”
Mr. Stewart: “Even one house would require a special exception.”
Attorney Norris finishes his presentation but reiterating that they’re here for a special exception for the driveway only for the Brundige property, nothing else, and that the board should limit itself to the application at hand.
John asks if any abutters have anything to say.
Mike Maloney asks questions of the esker and the wetlands, and states that the logging road was put in five years ago, and that they use to get into the lot through the O’Brien’s property.
Mr. Maloney further states that all the water from the hill behind flows down through the ground to the wetlands and under the road.
Mr. Sisson adds” the water does flow through the soil into the wetland.”
John: “Mr. Sisson, Mr. Maloney says the water travels underneath the ground?”
Mr. Sisson: “ Yes, it’s shallow to bedrock with highly drained soils to the wetlands”
Kevin: “You feel what you’re proposing is the minimum impact to the wetlands.
Attorney Norris: “Yes”
Gill Bliss asks, is it normal procedure to map wetlands in the winter?
Mr. Bourcier replies yes, through winter botany.
Mr. Bliss; why not when the wetlands are more representative.
Mr. Sisson “ I’m comfortable with the flagging of the wetlands.”
Mr. Bliss then expresses to the board his feelings of the open space ordinance, its detrimental effect on wetlands, and that the board needs to look at the issue.
John states to Mr. Bliss that the town did pass the ordinance.
Mr. Bliss; “ Would this go forward without the back lot merger?”
Attorney Norris” We’d still have to deal with the density question.”
John: “I think we have a lot going on on this property. However, at this time I think we should adjourn with the public session, and have a look at the property. “
Attorney Norris states he’s like to point out that the special exception is for the road, and he feels the board has all the tools it needs, and request that the board act on it tonight.
John replies: “I’d like to look at it.”
Kevin makes motion to recess the public hearing, keeping the public portion open, perform the site walk at 8:00 am on Saturday June 3rd, and reconvene the hearing in one weeks time on June 6th at 8:00 pm.
The motioned is seconded by Roger and passes unanimously.
Attorney Norris states he cannot make the site walk, Mr. Stewart, and Mr. Bourcier also state they can’t
Attorney Norris asks if the board need anything further for the meeting on June 6th.
John say’s no
Board calls 15-minute recess.
Board close meeting at 9:15
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