2021 Sandown Planning Board Meetings
Cronin Subdivision Hearing Requests Another Continuation at Sandown Planning Board Meeting
By Penny Williams 12-22-21
On Tuesday evening, December 21, the Sandown Planning Board had a single public hearing on its agenda and there was a letter requesting yet another continuation.
The scheduled hearing was for a subdivision application submitted by property owner Michael Cronin for property located at 65 Odell Road. This subdivision has been under consideration since it was first heard in April of this year.
At the April meeting, Tim Lavelle from James Lavelle Associates representing Michael Cronin and the Saitow Revocable Family Trust. Mr. Lavelle explained the plans to the board regarding the requested lot line adjustment, subdivision of land and Conditional Use permit for property located at 65 Odell Road.
At that time Lavelle stated that he had not looked over the Town Engineer, Steve Keach, Keach Nordstrom and Associates' letters yet but will make the adjustments as needed. Lavelle went on to explain the reasoning for doing the lot line adjustment and the reason for that is that they are getting the proper amount of frontage needed on Hersey Road.
Lavelle explained that they plan to subdivide the lot into three smaller lots. At that time Lavelle was still waiting for a favorable recommendation from the Sandown Conservation Commission for the Conditional Use Permit. He indicated he was still waiting to submit Dredge and Fill permits with the State until after he gets approval from the Conservation Commission so wouldn't get State subdivision approval until the Dredge and Fill permit is approved. \
Lavelle explained that he wasn’t looking for any approval at that time but instead would like to address the board regarding all the applications. Keach explained that he thinks the board can at a minimum accept jurisdiction of the lot line adjustment application and that the subdivision application and conditional use permit can be accepted into jurisdiction, but the board doesn’t have to do that.
A motion was made to accept the lot line application submitted by Michael Cronin and Saitow Family Revocable Trust into jurisdiction and it passed. Board member Ed Mencis made a motion to approve the lot line adjustment submitted by Michael Cronin and Saitow Family Revocable Trust with the following conditions:
* Receipt of correspondence from Town Engineer confirming comments recommendations offered in correspondence dated April 15, 2021 have been satisfactorily resolved.
* Receipt of acknowledgment by Licensed Land Surveyor certifying boundary monuments shown on final plan have been installed,
* Maintenance of positive PREA balance.
The board voted to conditionally approve the lot line adjustment.
The board then reviewed the applications of the subdivision and conditional use permit but would not vote on the applications until the next meeting. Lavelle requested a continuation on the subdivision application and conditional use permit until May 18. This was approved and Keach noted he suggested Lavelle meet with Fire Chief Michael Devine for approval of the road/driveway under NFPA 1 standards.
Since that time there have been repeated requests for continuation of this application. At the previous board meeting in November, the board voted to approve the continuation to the December 21, meeting and approved extending the hearings 65 day limit.
The board had a lengthy discussion about the issue of the multiple continuation requests, most made by letter. But in the end since at their last meeting they had approved extending the 65 day window they felt they couldn't deny the continuation request at this meeting.
However, based on information regarding what they can do from Keach, they determined to write a letter to Cronin requesting his presence at the January 18, 2022 meeting. The board felt that if a further request for continuance was made they would be in a position to deny that continuance and if no one was there for the hearing in January 2022, the applications could be refused and Cronin would have to re-apply from the beginning again.
It was thought that Cronin and or Lavelle would be present at the January 2022, meeting because Cronin has another application for another property to present. The board discussed changing its policy to address the issue of multiple continuances in the future.
Keach being on vacation led the board to decide not to discuss the Site Plan Regulations and Landscape Requirements until he could be present. The board members felt there would probably be time to do that following the regular meeting scheduled for January 18, 2022.
Sandown Planning Board Approves Hoyts Diane Lane Subdivision with Conditions
By Penny Williams 11-17-21
The Sandown Planning Board met on Tuesday, November 16, and continued one hearing on the agenda and approved the Hoyt hearings.
The continued hearing is for an application submitted by Michael Cronin for property located at 65 Odell Road. The board discussed this request for another continuation as this was started back in April. Cronin also asked for an extension of the 65 day window.
The board is concerned by applications that get several continuations and discussed the possibility of looking into adding a new regulation that would define a length of time a particular hearing might be continued before the applicant would have to re-submit the application.
The board did approve continuing Cronin's hearing to December 2,1 and also approved extending the 65 day window.
Charlie Zilch, S.E.C. Associates, presented the updated site plan for David Hoyt and D&H Construction of Plaistow for property located at the Northern end of Diane Lane also known as Dackem Fields.
Zilch had addressed most of the comments contained in the Town Engineer, Steve Keach, Keach Nordstrom Associates latest letter. He indicated he will be meeting with the Conservation Commission this week and was certain they would formally approve recommending the board approve of the proposed development since their Soil Scientist had already recommended approval but because of not having a quorum he hadn't been able to meet with them for the formal approval..
The proposed plan is an open space plan, developing 34 of 113 acres. The 34 acres includes the consolidation of a two tenths of an acre spur on Odell Road that provides the necessary frontage for the development.
Conditional Approval for the site plan would be subject to Zilch receiving the Alteration of Terrain Permit from the State which he expects shortly and the Wetlands Permit from Fish and Game.
Fish and Game asked him to add an additional buffer along the back of lots 7, 8, and 9, to protect turtles and other wildlife habitats there and on adjacent town owned conservation property which includes the Exeter River. He said he had done this as one of the updates on the site plan he presented the board that evening.
He felt by doing that and adding notes on turtles to the plan itself would allow Fish and Game to sign off on the project.
It was noted that the applicant had two waivers requested. One was for allowing the applicant to pay $1,000 per lot to the Recreation Commission in lieu of providing actual recreation onsite, which the board approved.
The second waiver was to allow the site plan's geometric road design to be reduced from 300-feet to 200-feet, which the board approved.
There were a couple of other conditions for a Conditional Approval that included setting a performance guarantee and a donation that would be applied to future Ferguson Road improvements due to the wear and tear of the developments in the area that will have heavy trucking using that road.
Also the Open Space covenants and documents would need to be approved by Town Counsel and the approved waivers added to the site plan along with the receipt of the letter from the Conservation Commission recommending the project be approved.
The board voted to conditionally approve the Conditional Use Permit and the Subdivision Plan.
The board welcomed new alternate member George Grivas as a voting member for the meeting after Selectmen's liaison Eric Olsen swore him in.
The Sandown Planning Board Continues Hearings to November
By Penny Williams 10-20-21
The Sandown Planning Board met Tuesday evening, October 19, and continued all of the public hearings on the agenda to November although they did discuss two of them.
Continued to November 16, without board comment was a public hearing for a subdivision application submitted by property owner Michael Cronin for a property located at 65 Odell Road.
Town Engineer Steve Keach, Keach Nordstrom & Associates did note that the reason for the delay of this application is the consultant engineer's failure to complete the project design. A new consultant, Bill Gregsak, Gregsak Engineering, has been hired and the project will be discussed by the board at the November 16, meeting.
Charlie Zilch, S.E.C. Associates, presented the two Hoyt public hearings, both of which were continued to the November 16, meeting.
The First was a public hearing for a Conditional Use Permit application submitted by David Hoyt and D&H Construction of Plaistow for property located at the northern end of Diane Lane.
This hearing was continued because Zilch said he will be meeting with Conservation where he hopes they will approve the proposed project and send a recommendation to approve to the Board of Selectmen.
Keach noted that a letter from Bruce Gilday, BAG Land Consultants and the Soil Scientist for the Conservation Commission, had been received saying there were no issues with the proposed project and he expects the same letter will basically come from the Conservation Commission Chair Brian Butler after Zilch meets with them in the coming week.
The second Hoyt public hearing for consolidation and subdivision of the property, known as Dackem Fields, was presented by Zilch who went over the things the board and Keach had previously asked for. These have all been addressed and the minor changes made to the plans, Zilch said.
One issue Zilch felt needed further work has to do with the offer of the applicant to pay $1,000 per lot in lieu of providing recreation for the development. He noted a recreation commission member at the previous hearing had asked to meet with him prior to a final decision on addressing the recreation issue. Zilch felt this should happen and a negotiated agreement between the applicant and the Recreation Commission worked out.
The proposed plan is an open space plan, developing 34 of 113 acres. The 34 acres includes the consolidation of a two tenths of an acre spur on Odell Road that provides the necessary frontage for the development.
Keach said he had advised Zilch that the two easements that run across the open space of the development be removed from the open space calculation and added to the larger back portion of the overall property for which they are intended to provide access in future development. This suggestion was accepted and will be incorporated in the documents.
Zilch said the existing traffic study was reviewed and updated by Stephen Pernaw & Company. He reported that Pernaw found very little additional traffic would be generated by the development. It was noted by Keach that one condition that will be required is for the applicant to provide a Fair Share Cost for upgrading half of Ferguson Lane that will be impacted by the development. The work on Ferguson will be a future upgrade and improvement.
Zilch said that the Financial Upgrade and Review has not been completed but that he will have it for the board before the next meeting.
There are a couple of waivers for the proposed project and Keach indicated he was good with both of them.
There is one request for 200-feet rather than the required 300-feet for the design radius of the roadway. Keach said this is good because it will contribute to less speeding.
The second waiver is relates to Recreation and Zilch plans to work that out with the Recreation Commission and that will be available at the next meeting.
The board approved continuing both public hearings to their November 16, meeting.
Sandown Planning Board Continues Three Public Hearings to October: Odell Rd Subdivision and Two Applications for Diane Lane
By Penny Williams 9-22-21
All three Sandown Planning Board Public Hearings scheduled for Tuesday evening, September 21, were continued to the board's October 19, meeting.
The three hearings continued included:
* Continued Public Hearing for a Subdivision application submitted by property owner Michael Cronin for property located at 65 Odell Road.
* Continued Public Hearing for a Conditional Use Permit application submitted by owner David Hoyt and D&H Construction of Plaistow for property located at the Northern end of Diane Lane.
* Continued Public Hearing for a Consolidation and Subdivision application submitted by David Hoyt and D&H Construction of Plaistow for property located at the Northern end of Diane Lane.
The board discussed their proposed budget which they increased slightly. It will be finalized and brought back to the board at a later date prior to going before the Board of Selectmen and then the Budget Committee.
The board then held a conversation with a new resident to Sandown who indicated he might be interested in becoming either an alternate or full member for the Planning Board.
Other than that they went over two sets of minutes and approved the amended minutes .
Conservation Open Space Suggestions Made to Sandown Planning Board Regulations
By Penny Williams 9-8-21
The Sandown Planning Board met on Tuesday, September 7, and held a work session with Conservation Commission regarding site plan regulation suggestions.
Brian Butler, Conservation Commission Chair, spent a lot of time encouraging the Planning Board to think out of the box rather than sticking rigidly to regulations especially concerning Open Space issues.
Butler explained why he feels the open space strips of 25 to 50-feet around a parcel are useless. He encouraged the board to think of ways to redesign the overall plan to provide a bigger chunk of land that would be open space.
He also said the board needs to make developers be more specific when they talk about planned planting of trees or vegetation. He spent a good bit of time defending the importance of choosing the right kind of tree based on the soil and the location. He also indicated that there should be bonding to ensure if plantings die the developer will replace them or the town would have funds to do so.
He recommended the board members access a book put out by the Department of Environmental Services called Innovative Land Uses. He indicated there are a number of good suggestions backed up by RSAs on how developers can be asked to better design their site plans especially in terms of open space and vegetation design.
He said there has been a lot of discussion about needing bigger lots but this isn't the right answer he said. The right answer is in working out a better design for overall property designs.
He also indicated it would be a good thing if Planning Board regulations stated that silt socks are allowed as well as silt fences. He said silt socks are almost always a better choice since they disappear whereas a silt fence is there until it is removed.
The board then discussed their budget. They questioned the grant appropriation line, consultant fee, they suggested cutting\ the advertizing amount, as well supply line. They discussed possibly increasing the overall budget from $12,821 to $15,000. This would cover the increase in salary and number of hours for the board secretary as well as a possible 3 percent employee increase. They left everything as suggestions since the 3 percent increase hasn't been decided on by the Selectmen as yet.
There was a discussion about whether the minutes for the last meeting were complete. Vice Chair John White indicated he felt the board has requested Charlie Zilch to not only update the traffic study for the Dackam Fields development located at the end of Diane Lane but that a financial Impact study be done as well. The minutes didn't reflect the financial impact study request. Board members were asked to review the cable of the prior two meetings and decide whether the board had actually requested the financial impact study be done and if so reflect this in the minutes. The board tabled the minutes until the next meeting.
Sandown Planning Board Hear Ferguson Lane Open Space Protected with Conservation Easement
By Penny Williams 8-18-21
Tuesday night, August 17, the Sandown Planning Board met and made several decisions, among them an unusual, out-of-the-box solution on how to handle the open space portion of the multi-family residential development on Ferguson Lane.
In March the board conditionally approved The Multi-Family Residential Open Space Development consisting of 48, two bedroom Townhouses on the easterly end of Ferguson Lane owned by David Hoyt that was presented by Charlie Zilch, SEC Associates.
Tuesday night Zilch presented an amendment to a condition of that conditional approval. He indicated that he had gotten all of the required state permits but there had been a struggle with the Wetlands Bureau regarding the open space because it is considered a very important natural habitat area.
After discussions with the state and the Conservation Commission Zilch said a solution was found and agreed upon. The state had held out for a third party monitor of the open space area, not being satisfied with the usual Homeowner Association having that authority. So an easement agreement was reached with the Southeast Land Trust.
Conservation Chair Brian Butler was present Tuesday evening and he and Zilch explained how the final agreement was developed. The open space would be owned by the Sandown Conservation Commission but would be monitored by the Southeast Land Trust.
According to its web site, "The Southeast Land Trust (SELT), conserves and stewards land for the benefit of people and nature in New Hampshire. SELT serves 52 towns and cities of Rockingham and Strafford counties and has conserved tens of thousands of acres since 1980, including nature preserves, hiking trails, farmland, and scenic vistas. SELT relies on its annual contributing members, committed Board of Directors, and talented staff and volunteers to keep advancing critical conservation initiatives in our region." Its Mission is "To protect and sustain the significant lands in our communities for clean water, outdoor recreation, fresh food, wildlife, and healthy forests."
Butler said the open space land is a big benefit to the town providing an excellent opportunity for education and recreation for residents and he is excited that the Conservation Commission will have this land. It was indicated that David Hoyt, owner, plans to put a small, six space parking area providing access to the open space area and Conservation plans to put in trails to provide the recreation and educational opportunities. Butler said this partnership agreement is a 'fantastic" use of the open space property.
So the Town of Sandown will own the 36 acre open space area of the development and the SELT will hold the easement and provide the monitoring and stewardship of the property.
Town Engineer Steve Keach, Keach Nordstrom Associates, said the board merely had to approve this by consensus because it is only an amendment of an already approved condition of approval. The board did so.
Zilch brought the board up to date on the property being developed by Hoyt and D&H Construction of Plaistow that is located at the Northern end of Diane Lane.
Back on July 20, the Sandown Planning Board heard the Conditional Use Permit (CUP) application for property at the Northern end of Diane Lane and heard an application from them for a Consolidation and Subdivision of property located at the extension end of Diane Lane.
The intent is to consolidate a small, .23 acre lot on Odell with a larger 112.7 acre lot. The parcel on Odell will provide the needed 209 feet of frontage on a Class V road for the proposed project. The total consolidated lot would be 113.9 acres of which 34 acres would be developed and 78 acres would be Open Space.
The plan calls for using the 34 acres for development of 11, fee simple, individual single family home lots with wells, septic and driveways on each lot. Four bedroom homes are anticipated. There will be 78 acres for the Open Space area.
There will be an extension of Diane Lane and the creation of Christina Road necessitating the CUP. It was noted that much of the land designated for Open Space is wetlands. The extension of Diane Lane will be 1,000 feet and Christina will be 600 feet. Zilch is planning to meet with the Conservation Commission again but has already been cleared by the Historical Society. He also plans to meet with the Exeter River Advisory Committee.
Zilch said Tuesday evening that he has contracted with Stephen Pernaw & Company, Inc., to do an updated traffic study related to this development. There was a discussion whether a fiscal impact assessment should be done but it was determined that this was probably not necessary. However, Keach said it may well be that the developer will be asked for compensation for wear and tear on Ferguson Road associated with the development.
Zilch said there has been nothing new added to this since the last presentation but he just wanted to bring the board up to date. He said he wanted to have the state permits in hand before going into any further detail.
After closing the public comment period, the board granted Zilch's request to continue this public hearing to the September 21, board meeting.
The board briefly discussed the significant progress being made at the Village of Angle Pond development. Keach also suggested that the board should be careful about extensions that are continuous since the public is often negatively impacted by these.
This conversation resulted from the request for another continuance of the Michael Cronin Subdivision Application for 65 Odell Road. The board approved a 90 day extension for it in July and the board was asked Tuesday night for a continuance of the Tuesday night public hearing to the boards September 21 meeting. The board approved the continuance request but took Keach's warning under consideration for future actions.
Sandown Planning Board Hears Two Applications for Diane Lane from David Hoyt
By Penny Williams 7-21-21
On Tuesday evening, July 20, the Sandown Planning Board heard a Conditional Use Permit (CUP) application from David Hoyt and D & H Construction of Plaistow for property at the northern end of Diane Lane and heard an application from Hoyt and D & H Construction of Plaistow for a Consolidation and Subdivision of property located at the Diane Lane extension end.
Both hearing presentations were handled by Charlie Zilch, SEC & Associates along with Bill Hall, Civil Design Consultants. The intent is to consolidate a small, .23 acre lot on Odell with a larger 112.7 acre lot. The parcel on Odell will provide the needed 209 feet of frontage on a Class V road for the proposed project. The total consolidated lot would be 113.9 acres of which 34 acres would be developed and 78 acres would be Open Space
There will be a wetlands impact with the extension of Diane Lane and the creation of Christina Road necessitating the CUP. It was noted that much of the land designated for Open Space is wetlands and a Wetlands permit from the state has been applied for. In addition, a subdivision permit and an Alteration of Terrain permit have been applied for.
The extension of Diane Lane will be 1,000 feet and the new road Christina will be 600 feet. Zilch said that 9900 square feet will be disturbed and drainage and stormwater designs have been developed to meet Sandown and state requirements and there will be no more post construction run off than exists today. He is planning to meet with the Conservation Commission but has already been cleared by the Historical Society. He also plans to meet with the Exeter River Advisory Committee.
Zilch indicated there are two waivers being sought- one for center line radius for the Diane Lane extension and a second for Recreation - the owner will provide $1,000 per lot for Recreation in lieu of providing recreation development on site.
The board approved taking jurisdiction of the proposed Consolidation and Open Space Subdivision. The plan calls for using 34 acres for development of 11 fee simple individual single family home lots with wells, septic and driveways on each lot. Four bedroom homes are anticipated. There will be 78 acres for the Open Space area.
No new traffic study ( a previous one from a previous plan that was proposed in 2004 but never completed) has been conducted but the board and residents want a traffic study at least updated for the proposed new development.
Town Engineer Steve Keach, Keach Nordstrom Associates reviewed his letter with the board. It noted the need for the three state permits; the two waivers; possible need for traffic update; possible compensation for wear and tear on Ferguson Road associated with the development; the Home Owners Association papers to go to legal (HO would handle the Open Space).
Keach suggested rather than the proposed easements across the open space it might be better to provide fee simple designation of access across the 78 acres. He also suggested and board member John White advocated for a design for what might possibly be further development within the 78 acre open space area.
Fire Chief Michael Devine said despite the fact the plan calls for homes to be sprinkled he wants a 30,000 cistern so if he has to fight a fire he will have water available. He and Zilch agreed to work this out between them.
A resident raised the concern about whether adding 11 more sites in this general area would have a negative impact on their well. Zilch indicated there were two sources of ground water for the development and he felt there would be no problem with water. The residents were concerned about the environmental aspects of the proposed development.
After reviewing the issues raised the board voted to continue the hearing to their August 17, meeting. Zilch said he hoped to be ready by then but might have to ask to extend the continuance to September in August.
The board approved the request to continue a continued public hearing for a Subdivision Application submitted by property owner Michael Cronin for property located at 65 Odell Road. The board approved continuing the hearing to its August 17, meeting.
Sandown Planning Holds Conceptual Review of Five Lot Subdivision on Titoranko Property
By Penny Williams 6-16-21
On Tuesday evening, June 15, the Sandown Planning Board held a long meeting that involved several public hearings including a Conceptual Review of an unusual property.
Tim Lavelle, James Lavelle & Associates, and Annette Titoranko discussed some of the thoughts they had regarding working on the Titoranko family property that is near Shoal Pond, Tax Map 3 Lot 12.
This a large family owned property that actually contains two sections. One section includes 5 cottages that are year round. The second portion of the property is open and possible development could take place.
Titoranko would like to do two things: one create five designated lots, one around each of the five existing dwellings. The second is to develop a subdivision on the other portion.
There is a roadway, leading to the five dwellings. It appears there is sufficient property to create a lot for each cottage. However, whether there is the required frontage depends on the determination of exactly what the status of the existing access is - a private road or just an easement.
Town Engineer Steve Keach, Keach Nordstrom Associates, told Titoranko that she needs to have a title search done and to have an extensive legal search regarding the actual status of the access roadway.
If the road isn't actually a private road there would be no frontage for the five existing dwellings, making creating lots very difficult since to create a lot there needs to be 150-feet frontage and 3,250 square feet of land under the Town's zoning regulations.
Lavelle has prepared a possible subdivision plan for the open portion of the property providing the board with a potential yield plan showing 17 possible lots.
Keach suggested that one thing to consider would be to determine whether the land was more valuable with the five cottages left as they are or would it be more valuable if they were razed.
He noted that another option would be to turn the five dwellings into condominiums. Still another possible total solution would be to develop a no lot line for the entire property.
Titoranko thanked the board and said she would get the road access status researched and discuss with her siblings what they actually want to do with the property.
The board also discussed in a Continued Public Hearing involving a Conditional Use Permit (CUP) request submitted by Michael Cronin for property located at 65 Odell Road. The previous review of this didn't have the recommendation from the Conservation Commission and a permit from NH Department of Environmental Services which the project now has.
Lavelle said the Conservation Commission had asked for a couple of minor adjustments which were made to the proposed plan. The Conservation Commission then wrote a letter of recommendation for the proposal and sent it to the Planning Board recommending approval of the CUP.
The board after a brief discussion approved the request for the Conditional Use Permit.
The board then took up Cronin's request in another continued Public Hearing for a subdivision. Lavelle asked that this be continued to the July20th Planning Board meeting.
Since the board minutes showed that jurisdiction for the subdivision proposal had not been taken at the previous Public Hearing on the proposal, continuing the public hearing was approved for the July 20 meeting when the board with take jurisdiction of the proposed subdivision and discuss it.
The board held a lengthy Public Hearing discussion regarding amendments to the Site Plan Regulations of the Stormwater Regulation provided by CSI's Nick Cristofori who is doing the MS4 Stormwater compliance paperwork and research for the Town.
Keach went over the proposed amendments and the board approved accepting them and adding them to the Site Plan Regulations.
The board then held a Public Hearing regarding amendments to the Subdivision Regulations. This was actually previously reviewed in May but this second Public Hearing was required because of some changes made to the previously discussed amendments.
The board after a brief discussion approved accepting the amendments and adding them to the Sandown Subdivision Regulations.
Sandown Planning Board Holds Conceptual Discussion on Little Mill Road Development
By Penny Williams 5-19-21
The Planning Board held a conceptual discussion on Tuesday evening, May 18, regarding a potential development off Little Mill Road with Jim Lavelle, Lavelle & Associates.
The 62.75 acre parcel in question lies south of Little Mill Road at 112 Little Mill Road. Lavelle indicated it borders Shoal Pond.
He went over the Conventional Yield Plan that would have 17 dwelling lots. He indicated his plan is to change the subdivision development to an Open Space Plan but still with the same 17 dwellings.
There are two entrances off Little Mill for the Conventional Yield Plan but the Open Space Plan would have only one entrance. There is the required frontage. The one entrance would have a wetlands crossing but only one as opposed to four wetland crossings that would be required in the Conventional Yield Plan and he indicated the single entrance roadway would be shorter.
Three of the 17 dwellings would share a well and a septic and for this there will need to be a Homeowners Association. The board said this would all have to go to legal and Lavelle agreed.
There will be more than half the acreage as common open space in the Open Space Plan and Lavelle said he plans to work with the Conservation Commission regarding this as well as on the Conditional Use Permit he will need for the wetland crossing.
The planned dwellings would single family detached dwellings. The road would be a private road but built to town specs so that it could be adopted by the town.
Lavelle speculated that there might possibly be a conservation easement for the parcel. He also speculated that perhaps in lieu of Recreation some land could go to the town with access to the open space area through a Little Mill homeowner's property by easement.
Town Engineer Steve Keach, Keach Nordstrom Associates, who had seen the proposal earlier that day told Chair Ernie Brown that it appeared to be doable and was basically ok.
The board said they appreciated being able to see the potential plan ahead of the actual application as it meant things would go more smoothly when he did file the subdivision site plan.
The board had a public hearing for a Conditional Use Permit and a Subdivision Application submitted by Michael Cronin for 65 Odell Road. Brown said there had been a request to continue these to their June hearing. The board approved continuing Cronin's hearing to their June 15 meeting.
The board also voted to hold just a single meeting a month through September unless something came up that needed their attention.
Sandown Planning Board Reorganizes and Hold Three Public Hearings
By Penny Williams 4-21-21
The Sandown Planning Board met Tuesday evening, April 20, and after reorganizing held a public hearing for a Lot Line adjustment , Conditional Use Permit and Subdivision application submitted by Michael Cronin for the Cronin/Saltow Family Trust property located at 65 and 79 Odell Road.
The reorganization saw Ernie Brown reappointed as Chair and John White as Vice Chair Ed Mencis was also reappointed as the Secretary
Tim Lavelle, James Lavelle & Associates, presented the various components of the hearing starting with the Lot Line Adjustment. This was a simple switch of some 20-feet between the two parcels creating a parcel of roughly 17.96 acres that will be subdivided into three building lots.
Lavelle indicated the Zoning Board of Adjustment awarded the subdivision proposal a variance to allow frontage on and access from Hersey Road for the three new building lots and the driveway which will be a shared driveway.
The board took jurisdiction of the Lot Line Adjustment and when the board indicated it had no questions Town Engineer Steve Keach, Keach Nordstrom & Associates gave them the three boiler plate conditions and the board approved the Lot Line Adjustment.
The board then listen to Lavelle as he explained he has not been to the Conservation Commission so has not applied for the Certificate of Use Permit (CUP) from the state yet. Keach said that the Lavelle was actually going to be presenting three hearing requests, the first of which, the Lot Line Adjustment, was already approved. The second would the CUP and the third would be the subdivision which will require approval of the Board of Selectmen for the Building Inspector to provide building permits because the shared drive will actually be a private way.
As a private way the Home Owners Association documents will have to have an agreement for maintenance and an easement for the shared drive and Keach said this could be attended to before the Subdivision hearing which would be helpful. He also indicated that a design for that shared drive way done by an engineer could be done before the next hearing and would move things along.
Lavelle asked for a continuance to the board's May 18, meeting and the board approved that.
The board discussed a letter from CMS Sullivan regarding his letter of Credit and seeking a release. The board approved a release of $3.363.75 leaving a required balance of $10,971.
The board then approved some suggestions regarding fees from Colleen Olsen, the Planning Board Assistant. The suggestions simplified and consolidated some Planning Board fees.
Following this the board entered into a Work Session on Subdivision Regulations.
Sandown Planning Board Conditionally Approves Hoyt Subdivision
By Penny Williams 3-17-21
The Sandown Planning Board met Tuesday evening, March 16, and after a long discussion with a resident concerning a well issue he blames on the development. The board, based on the Town Engineer's recommendation, Conditionally Approved the development.
The Multi-Family Residential Open Space Development consisting of 48 two bedroom Townhouses on the easterly end of Ferguson Lane owned by David Hoyt was presented by Charlie Zilch, SEC Associates.
Zilch indicated that the permits for Subdivision, AOT, Wetlands, Water Supply design and Septic from the NH Department of Environmental Services would all be in hand once the NH Fish and Game responded. He noted Fish and Game has been very busy as well as being understaffed and would be addressing and approving his application in the next week or so and once that happens all the state permits will be released. He also said he has addressed all Town Engineer Steve Keach, Keach Nordstrom Associates', notes in his last letter.
The bulk of the time was spent hearing about the well issue Tom Salafia has following the Hampstead Area Water Company test on his well related to the development. He said after 26 years of high quality water since the test he has had dirty water forcing him to change his water filter every two weeks instead of every 6 to 9 months.
It was explained to him that the Planning Board has no jurisdiction regarding water, that is the state purview. Zilch noted Hoyt had paid to have Salafia's tank replaced but that hadn't helped.
Another neighbor, Sierra Dolce, reported having a similar issue but perhaps to a lesser degree. However, bottom line all were concerned with what will happen to their wells when 48 Townhouse units are added to their area and are being used.
Zilch asked the board to approve a waiver for Hoyt having providing $40,000 to the Recreation Resolving Fund in lieu of building any specific recreation for the development. He said that prior obligations of Hoyt to the town with regard to the recreation requirement had been resolved and if the board approves this waiver he would request conditional approval for the development.
After a brief discussion the board voted to approve the waiver and granted the conditional approval that included all the conditions recommended by Keach.
The board heard from Fire Chief Michael Devine about his concerns over the lack of any fire protection for the subdivision on Meghan Drive. This subdivision goes back to the early 2000s. There was an involved discussion which noted that the original subdivision did not have a request from the Fire Department for a fire suppression system.
The latest activity in the Phase 3 of this subdivision was a minor subdivision so it didn't go to the Fire Department.
A water pond was put in back 15 or more years ago but the Wetlands Division of the NHDES required it to be removed and that has resulted in there being no water suppression at the subdivision phase being built out now.
The board can't do anything but they agreed to send all the paperwork associated with the subdivision across the last 20 years to Town Counsel asking if there is a solution to this issue and allow some sort of water suppression to be added.
Devine asked that on the application form for subdivisions and site plan reviews that the Fire Department be added as a department that would receive all documentation. The Recreation Department also requested to be added to the form and the board approved this for both departments, noting subdivision applications and site plan reviews would be sent to all departments in the future.
The board delayed reorganization until its next meeting since not all members of the board were present.
Lot Line Adjustments Dominate the Sandown Planning Board Meeting
By Penny Williams 2-19-21
The Sandown Planning Board met Tuesday evening, February 16, and lot line adjustments dominated the meeting.
The first was a Public Hearing for a Lot Line Adjustment applied for by Joshua Padden Hardscapes and Ernest Brown Construction for property located at 265 and 271 Fremont Road.
Kevin Hatch, Cornerstone Survey Associates, presented the application. The plan is to take 12.27 acres from lot 20-1 and tack it onto lot 20-2, Padden's house lot. Town Engineer Steve Keach, Keach Nordstrom Associates, said everything has been met with the exception of a certification of the monuments being set. Hatch said this would be dropped off along with the Mylars the next day and the board approved the lot line adjustment.
Hatch presented the next Lot Line Adjustment Public Hearing for Parker Davis for property located at 29 Hale True. The adjacent property is owned by Marie Celeste and the proposal is to take .35 acres of land from the Celeste property and add it to the Davis lot as probably should have been done originally, Hatch commented.
Keach said the application was 100 percent complete with everything addressed and the board approved the lot line adjustment.
The third Lot Line Adjustment Public Hearing application was from Thomas and Shelley Meehan and Nordic Lincoln Realty Trust for property located at 25 and 27 Sandlot Way a private way.
Jim Lavelle, Lavelle Associates, presented the request which involves altering the driveway in order to better serve the house lot. The application involves a swap of an equal amount of land between the two properties.
According to Keach no state permits were required and everything complied with the Zoning and he recommended approval of the request. The board voted to approve the lot line adjustment.
Normandeau Associates on behalf of Eversource, requested a Conditional Use permit to allow the company to replace 3 structures on R193 Line Transmission that is in the area of Fremont Road to the Danville line. They will replace the wooden poles with metal poles which will be 5 to 10 feet higher.
The company will put down wetland mats for the construction work where needed. One condition was for the company to take into account the existing vernal pools that have been identified in the particular area.
The Sandown Conservation Commission submitted a letter recommending the project be approved but requesting that the Town's Soil Scientist Bruce Gilday be given permission to monitor the project.
Keach said everything was in order and this application was similar to ones put before the board previously and he recommended they approve it with the conditions regarding the vernal pool protection and monitoring by Gilday. The board voted to approve.
The hearing for the Multi-Family Residential Site Plan for an Open Space Development consisting of 48 two-bedroom Townhouses located at the easterly end of Ferguson Lane and owned by D & H Construction of Plaistow, Inc, was continued to the board's March 16, meeting.
Sandown Planning Approves and Moves Stormwater Ordinance to Warrant
By Penny Williams 1-21-21
The Sandown Planning Board met on Tuesday, January 5, and again on Tuesday evening, January 19. They finalized and approved the mandated DEA Stormwater Zoning Ordinance.
The board had two versions, one developed by Nick Cristofori, Comprehensive Environmental, Inc., whom the town hired to prepare required EPA MS4 related documents, activities and actions, and one by Town Engineer Steve Keach, Keach Nordstrom Associates.
On January 5, Keach outlined the differences between the two versions saying Cristofori's was developed to fit as though it were a separate article in the Zoning Ordinances. His version took Cristofori's and edited it so it can be added to existing zoning ordinances.
The board then agreed to hold a Public Hearing on the proposed Stormwater Zoning Ordinance on Tuesday, January 19.
The board opened the Public Hearing on January 19, and no one from the public was present to discuss it and there were no calls received about it. The board tabled the continued Public Hearing to the end of their agenda in case anyone wanted to come and comment or call in and comment.
Keach's version of Amendment Z-1: To amend the text of Article VII to insert Part B entitled 'Stormwater Management Ordinance - Construction and Post Construction Requirements' for addition to the town's Zoning Ordinances. The intent is to expand the Ordinance to achieve compliance with federal requirement imposed on New Hampshire municipalities by the US Environmental Protection Agency under the National Pollutant Discharge Elimination System General Permit for Stormwater Discharges from Small Municipal Separate Storm Sewer Systems (MS4). The full text of the amendment can be found on the Planning Board page of the Town's web site.
The board, after closing the Public Hearing, discussed the fact they approved Keach's version of the ordinance. It was then put to a vote and the board approved forwarding Keach's version to the Warrant.
The board held a Public hearing for an application submitted by Montana Realty Trust for a subdivision of land at 68 Montana Drive. The application, presented by Kevin Hatch, Cornerstone Survey, said the lot, an oversized lot in the original subdivision, is 8.7 acres and the proposal is to subdivide it into two 4 + acre lots. Each lot would have its own well, septic and driveway.
Hatch had responded to Keach's letter and the only outstanding things were the NHDES subdivision permit numbers for each lot and the implementation of a couple of boundary points, both of which could be conditions of approval.
Jeff Blake, 69 Montana Drive spoke about a number of concerns he and current residents had regarding the proposed subdivision and construction of two more single family dwellings.
His concerns were primarily with damage to the current roadway resulting from a current dwelling construction underway, concern for well and foundations if and when blasting is required, an adjacent lot with a lot of fill and debris on it, and current drainage issues.
Hatch and Keach spent considerable time explaining his issues all are the result of the original subdivision still being under construction and as things are finalized the road issues and the associated drainage issues would be taken care of. They pointed out that the landowner, Bob Villella, is exercising his right to continue to develop the subdivision.
The board had approved the application as complete and had taken jurisdiction and after the discussion voted to conditionally approve it subject to the receipt of the NHDES permit numbers, the installation of the boundary points and maintenance of the pre-account balance. The driveway permit would need to be obtained from Sandown Public Works Director Artie Genualdo before construction can begin.
The continued Public Hearing for the Multi-Family Residential Site Plan Application for an Open Space Development of 48 two-bedroom Townhouses, by D & H Construction, Plaistow, located at the end of Ferguson Lane, was continued to the February 16, Planning Board meeting.
NH RSA 675:3 gives the Planning Board the authority to submit an ordinance or zoning amendment to the voters.
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