Raymond Planning Board Meetings

************************************** 2017 ***********************************

Lakeside Estates Conservation Subdivision to Have 21 Homesites
By Penny Williams   12-27-17

The Raymond Planning Board first heard about Lakeside Estates, then labeled Delle Chiaie Estates Subdivision, in September and raised issues at that time with its proposed internal roadway and the access of a couple of homesites to open space.

A Lakeside Estates redesign for a conservation subdivision was presented to the Planning Board on Dec. 7, and relocated the internal roadway so its entrance has less impact and its steepness is reduced. There will be no shared driveways among the 21 single-family lots, which will average an acre each on the 86-acre development, located between 35 and 61 Langford Road. The lots that do not have direct access onto the open space area will have access off a 20-foot trail into the 59-acre open space area.

Scott Cole of Beale Associates told the board the changes were made to meet the suggestions and concerns raised by the Planning Board and the Technical Review Committee (TRC). Builder Bruce Delle Chiaie said the changes were expensive but in the long run were better for his overall subdivision development.

In addition to the redesigned roadway being the only curb cut on Langford Road, the length of the internal road to the cul-de-sac was reduced from over 900 feet to 650 feet, and two lots were redesigned. A 30,000-gallon cistern would be located near Langford Road for fire safety, and would provide fire safety across Langford Road as well. The required conventional site plan was submitted as requested, and indicated 29 single-family lots, each over 2 acres, could be developed.

The plan was deemed to be complete and the Planning Board accepted it for jurisdiction. The subdivision has no regional impact and the board arranged a site walk. The changes to the road design would eliminate two of the waivers the developers had planned to seek, Planning Board Chair Jim Kent said the board would prefer to wait before addressing waivers until after the developer meets with the TRC again. The board agreed.

Delle Chiaie said the homes would be between 1,400 and 3,000 square feet and would all be two- or three-bedroom dwellings with septic and water; each septic would be for a four-bedroom design. Each site would have a one- or two-car garage as well.

He said he doesn't see this subdivision as supporting $350,000 to $400,000 homes and plans to have some single-level homes as well as Capes and Colonials. He noted, however, that decision would be primarily market driven and dependent on the lot configuration.

The board continued the application to its Dec. 21 meeting, after the site walk and the developer’s return to the TRC. At the Dec. 21 meeting, however, Beale Associates sent a letter requesting the public hearing be continued to the Jan. 18, Planning Board meeting and the TRC meeting be rescheduled for Jan. 9. The Planning Board approved the requests.

Meadows Developer Questions Application of Town Road Standards
By Penny Williams   11-7-17

The developer of the proposed Meadows subdivision is expected to return to the Raymond Planning Board in January with specifics about each of the waivers he seeks for road segments in the 41 Chester Road (Route 102) development.

At its Nov. 2 meeting, the Planning Board heard developer Keith Martel present four new conceptual designs for the Meadows, to show the board what changes would have to occur if the Board requires strict adherence to the Town's road standards. The designs presented were, according to Martel, "waiver-less."

The original plan design proposes 172 condominium townhouses in 43 buildings.

Before introducing the specific designs, Martel told the board that as a developer, he could build to the permitted density on the property, and that the waivers requested on the original plan are not driven by density or economics. He said the original plan is designed to attract buyers looking for a safe community where homeowners can engage in interactions with neighbors.
Meeting the Raymond road standards reduces these elements of development, he claimed. The four plans he presented demonstrated lower quality housing stock, increased density, and additional buildings with more and smaller units. The roads would be straight and flat.

These changes, Martel stated, would mean the units would be of lesser quality and aimed more at the rental market.

He reviewed how the new conceptual designs increased density to 451 bedrooms, with the new proposals ranging from 256 to 276 units, up from the originally proposed 172 condominium townhouses. He asked the board for feedback on the new conceptual designs and made it clear that to put curves into the development roadways, he would need waivers from the road standards.

He also spoke about the roadways in the original plan and showed how they were designed to be "calming," using curves to keep speeds at 10 to 15 miles per hour and to provide a pleasing streetscape.

"The waivers we are asking for are quality related," he said.

Chairman Jim Kent said he thinks spot-specific waivers might well be appropriate and desirable. Martel showed the board his original design with 50-foot right of way lines drawn throughout the development, adding that this was accomplished by moving only one building a few feet. The board had denied his waiver request from the 50-foot right of way at the previous meeting and Martel showed how his engineer had been able to meet that requirement. The 50-foot right of way is related to collector road standards.

Discussion ensued about how the curves and the distance between curves that don't meet Town road standards could be handled at a future meeting. The board decided that by taking the proposed roadways segment by segment, seeing which waivers apply and having the developer explain why the waiver is needed at that spot and what its benefit would be, made the most sense going forward.

Martel, responding to a question, said his original plan already meets Raymond road standards concerning road construction, and it is only the compliance with the geometry of the curves and distances between curves for which the plan requires waivers.

Planning Board members Gretchen Gott and Jonathan Wood were asked before the discussion began whether they were biased in terms of the proposed Meadows plan, as they had both voted in support of an article to prohibit multi-family dwellings. Both declared they were not biased, and Wood pointed out the article they supported came into being after the Meadows application had already been accepted; thus, the Meadows would be grandfathered in – allowed to happen - if the proposal were approved.

Raymond Community Development Director Ernie Creveling's dual role as Planning Director and economic developer was also questioned as a conflict of interest, but Town Attorney Laura Spector Morgan said there was no conflict of interest, as he was not a member of the Planning Board.

Public comment from abutters Bob and Kathy McDonald's attorney, Scott Hogan, asked why the board had spent the evening listening to new proposals when the minutes from the previous meeting clearly showed the board did not direct the developer to provide new conceptual designs.

Bob McDonald questioned the developer's statement that he had added to the soil mapping and asked where on the map this took place. He also had his soil scientist, Mark Jacobs, question the same items.

Patrick Colburn, engineer with Keach-Nordstrom, said the changes arose because they had to use New Hampshire Department of Environmental Services lot loading calculations for septic systems and NRCS (Natural Resources Conservation Service) mapping requirements for soil types.

The board then had to decide what the next steps would be. Wood suggested the board not consider the four new conceptual designs presented that evening by the developer, and the board agreed.

Kent said the evening nevertheless had been a worthwhile exercise because the board was able to see what the result of strict compliance with Town road standards would look like. The board asked Martel to return prepared to go through the waivers for the original plan, with 50-foot roads added, on a road segment basis using the collector road standards, and for the design to plot the 50-foot right of way with 25-foot pavement of the roadways to differentiate ownership. The developer will be asked to provide information for each curve and straightaway between curves in each segment, how it does or does not meet Raymond road standards, why the developer designed it that way, and what the benefit would be of approving the waiver(s) related to the specific segment.

The developer's attorney Patricia Panciocco, said they would need 45 days to properly prepare for what the board wants, and after a brief discussion the hearing was continued to the Jan. 4 Planning Board meeting.

Gott said she wanted the original roadway proposal for the Meadows to go before the Highway Safety Committee and Technical Review because she is concerned the roadways and cul-de-sac as designed would not allow safety equipment to move as they need to. The plan has already been before both committees, and the board took no action.

• In other business:

• The Planning Board scheduled a public hearing on the Freetown Woods conservation subdivision at 112 Green Road for Nov. 16 to amend the Conditions of Approval regarding imposition of impact fees. Freetown Woods, proposed by the River Valley Development Corp., of Dover, calls for 26 building lots.


Residential Subdivision on Prescott Road Gets Planning Approval
By Penny Williams   10-23-17

The Raymond Planning Board has approved an amended site plan, on Oct. 19, submitted by Martin Ferwerda of Fremont for a 6.25 acre Prescott Road property, allowing seven single-family detached dwellings in the industrial zone, Zone D.

An industrial subdivision proposed by Ferwerda was approved by the Planning Board for that site in November 2016, and the Zoning Board of Adjustment (ZBA) granted a variance to allow construction of single-family detached dwellings in an industrial zone on Aug. 16, 2017.

The conditions of the ZBA approval were: the site plan would return to the Planning Board; the plan would meet all setback requirements; a 25-foot no-cut buffer would be part of the plan; the property would be for residential use only; the plan would meet all state and local permit requirements; and a note on the plan stating that no commercial, industrial or agricultural use would be permitted.

Ferwerda said lot #1 is to be deeded unbuildable and maintained by a Home Owners Association (HOA). It has a retention pond, and the engineering design has utilized the lot to replace wetlands that were removed from the middle of the cul-de-sac.

The only change to the proposed plan was to construct detached residential single-family, three-bedroom dwellings.

The one remaining issue was a culvert under the road between lots #7 and #8, and this has been addressed. The road is private and 24 feet wide, built to Town standards, with waivers approved during the original Planning Board hearing. The site is served by private water, a single community well, and all drainage and stormwater management design elements were previously approved.

When amending the plan to residential construction, it was added that salt would not be used on the road, which would be posted to that effect. The deed would state the restriction of no de-icing on the road as well. The impact fee will be $3,369 per dwelling unit.

Brian Karcz, an abutter, asked if the single-family dwellings could be manufactured housing and was told this was not allowed.

The Planning Board approved the amended plan with the ZBA conditions and the addition that lot #1 is unbuildable, impact fees are $3,369 per dwelling and de-icing the roadway is prohibited, with signage to that effect. The approval, granted Oct. 19, states this is a residential subdivision.

Green Road Conservation Subdivision Gets Conditional OK
By Penny Williams 10-13-17

The Freetown Woods application for a Conservation Subdivision at 112 Green Road was back at the Raymond Planning Board on Oct. 5, where it received conditional approval.

The board dealt with waiver requests that had been identified at a conceptual design hearing. Aug 17. Freetown Woods, a subdivision proposed by the River Valley Development Corp., of Dover, calls for 26 building lots.

Christopher Berry of Berry Surveying and Engineering represented the applicant and said that all questions and concerns raised by the Town's engineering firm, DuBois & King, had been met and the peer review punch list was at zero. He said no substantive changes were made to the plan as previously presented.

The board addressed five waivers and a Finding of Fact.

Berry reviewed DuBois & King concerns and said the applicant declined to remove a curve in the road design. He said that when he had gone over this with DuBois & King, they were satisfied because while the curve on the plan looks sharp, in reality it is not. The second access will be more like an easement than a roadway, he added, and Raymond Public Works Director Steve Brewer was satisfied with that decision. The easement will support emergency vehicle equipment, and Berry noted the Home Owners Association (HOA) will be responsible for its plowing and upkeep.

Regarding a street offset waiver, a 50-foot right-of-way that accesses the single un-built house lot will be changed from an access road to a driveway for that house lot. Both Brewer and Town Engineer Jeff Adler accepted this solution, and Planning Board member Jonathan Wood made a motion to grant the waiver, which the board approved.

A second waiver dealt with adequate site distances, and the ones offered by the site plan are adequate. There was no discussion and the board granted that waiver.

The third waiver concerned paving overlay depth. A prolonged discussion ensued about a cul-de-sac roadway being termed a collector roadway and therefore requiring 4 inches of pavement. Berry contended it is not a collector roadway but a low usage roadway or local road, which requires only 3 inches of pavement. Board member Gretchen Gott held out for 4 inches of pavement and voted against granting the waiver for 3 inches, but the board voted in favor of 3 inches and the waiver was granted.

A fourth waiver regarding driveway construction that does not meet a section of the road design standards was approved as well, as the construction design will have all driveway pitch away from the roadways, with no negative slope.

The board also granted a waiver for no guard rails.

Following approval of all waivers, the board and applicant had a brief discussion about speed. The speed limit will be posted at 30 miles per hour, and while the applicant indicated a preference for a lower speed, he accepted the 30 mph decision.

A lengthy discussion ensued about the Finding of Fact, which included diversity of lot size, range of house styles and sizes being dictated by topographical issues, views of development minimized, all houses having garages - some attached and some free standing - and landscaping.

The board wanted to ensure that a buffer was replaced at the intersection of Green Road and the new roadway, replacing some of the 50-foot screen that had been removed for a drainage treatment swale, with the buffer stretching 25 feet up slope and filling in around the swale.

Conservation Commission Chair Jan Kent said she and the commission had reviewed the plan and were concerned about the many trails crossing wetlands in the open space conservation area. The commission wants monitoring of the wetlands area by a third party to ensure violations are caught and corrective measures taken.

Kent said that while the applicant states the HOA will be in control of this monitoring, the Conservation Commission thinks expert monitoring from a third party would be best. The board discussed whether a conservation easement or a deed restriction would be preferred in this situation, and in the end the deed restriction that goes with every dwelling built in the development was viewed as adequately addressing Conservation's concern.

Placards were to be placed every 100 feet to prevent encroachment of the wetlands, Berry said, but Kent wanted them every 25 feet. In the end Berry agreed to place them every 50 feet along the boundary of the open space and wetlands.

Kent returned to the fact that the conservation open space area and trails are open to the general public and because of this, the Conservation Commission's main concern is protection of the wetlands. She continued to urge third party monitoring of a conservation easement, but Berry said the deed restriction would have the HOA handle it.

The question was raised as to how the deed restriction would be kept in place in perpetuity, and Berry said HOA bylaws protecting this could not be changed. In the event the HOA found a violation, the Town would act, and any changes to the HOA regulations would have to come back to the Planning Board.

The board voted unanimously on the Finding of Fact that the application is a Conservation Subdivision development and adequately meets the criteria for such a development.

Berry said the plan was to start construction as soon as the board's signature was on the site plan, and anticipated four months to get the roadway completed. Gott asked permission for the board to do a post-development site walk for the board's learning purposes only, and Kent again said that without a third party monitoring system for the wetland, the area will not be properly or adequately monitored.

The board discussed the possible option of an easement or deed restriction and this led to the point being made that the Town's Zoning Regulations do not address this issue appropriately and a zoning provision for Conservation Subdivisions should be enacted. The board said this needs to be looked at by their attorney concerning what would be enforceable, with the hope that such a provision could be developed and approved in time to be discussed at the Zoning Amendments hearing on Nov. 16 or on Dec. 21.


Two Open Space Subdivisions at Raymond Planning Board for Design Review
By Penny Williams   9-13-17

Non-binding conceptual design reviews – one for a 21-lot open space development on 80 acres on Langford Road and another for an 11-home open space subdivision on Lane Road - were presented to the Raymond Planning Board on Sept. 7.

To be known as Delle Chiaie Estates, the Langford Road subdivision was presented to the board by Beales Associates of Stratford, and proposes 21 lots with a 950-plus-foot-long cul-de-sac and a large undeveloped open space. Applicant is Bruce Delle Chiaie of Delle Chiaie Construction of Stratham, NH and Wells, Maine.

Each lot would be three-quarters of an acre to an acre in size, have an individual well and septic system, range in price from $300,000 to $350,000, and have a three- or four-bedroom home. The development would have a 100-foot no-cut buffer along either side and a 50-foot green buffer along the Langford Road frontage.

Six lots are proposed along Langford Road and would have three shared driveways; the only other curb cut on Langford Road would be to the cul-de-sac.

The concept features a Home Owners Association (HOA), made up of all of the development’s 21 homeowners. The HOA would hold the deed to the open space and perform monitoring of that open space, and would also pay for the taxes and insurance. The open space would be for the homeowners and would not be accessible to the general public.

The landowner plans to conduct a selective timber cut in the open space area prior to construction of any dwelling; thereafter, no cut would be allowed in the open space except for safety reasons involving a particular tree. This would be stated in the HOA covenant, according to the presentation.

The proposal has to be tightened up, with surveys done and the developed site plan brought to the Technical Review Committee. Conservation Chair Jan Kent checked to make sure that the plan is to have the open space monitored either by the HOA or by a third-party monitor, and was assured there would be a deed restriction for the HOA to monitor or to have a third party monitor it as a conservation easement.

Board questions involved fire protection, and member Gretchen Gott said she wanted full fire protection measures provided. The plan will go to the Technical Review Committee before coming back to the board with a full site plan and to ask the planning board to accept jurisdiction.

Gott also asked about a site walk and was told that would take place nearer to the formal acceptance of the project proposal, but would be welcomed by the developer whenever the board wanted to do it.

The 11-lot open space subdivision at 61 Lane Road covers 31.5 acres, of which 20 acres would be open space and the rest upland. Applicant is Karl Dubay of The Dubay Group of Windham.

The proposed development is for sale by the owners, Jim Morrisey and Chip and Sue Hastings, whose plan is to market it with the proposed site plan based on Planning Board input. At the conclusion of the presentation, a real estate agent in the audience said the proposal includes land that belongs to a client of hers, and whose land, including the disputed section, is under agreement for sale in three weeks. Gott made a motion to end that discussion because the Planning Board is not involved in the dispute. The board said the parties need to work things out with their legal representatives regarding the disputed lot line, and Gott's motion was approved.

Dubay said whatever monitoring system was desired for the open space was fine with his client. There is an existing house on the property, and the only other cut on Lane Road would be for the cul-de-sac, which is currently designed at 850-plus feet but which, once the surveys and precise lot sizes are determined, is expected to be shorter. The cul-de-sac would be a town road built to Town of Raymond standards.

The lots would be two-thirds of an acre to one and a half acres in size, with three- or four-bedroom homes and individual wells and septic systems. An HOA would be established, and each lot would own an equal amount of the open space.

The parcel was selectively cut about a year ago, Morrisey said, adding that an adequate canopy remains. Access to the open space would be provided, and because of slope, an area near Lane Road has been reserved for drainage control. The open space goes to Fordway Brook, which Gott reminded the board is already protected.

In other business:

• Community Planning Director Ernie Creveling told the board he is creating a developers’ handbook modeled on the one used in Dover. He said he wants to improve the process and procedures so that when plans get to the board, they have already been reviewed and as much as possible has been done by the Planning staff and the Technical Review Committee. The board said they'd welcome such a handbook.

Gott said she wished the Technical Review Committee would have all its members at reviews, something she said is not happening. Creveling said, however, that only the police chief has been absent and his input was not required.

• The board granted continuances to the Oct. 5 meeting for Curtis Pelletier for property at 39 Lane Road, and to the Freetown Woods application for a 26-lot Conservation Subdivision at 112 Green Road, submitted by River Valley Development Corporation of Dover. Freetown had requested the Sept. 21 meeting, but the board decided that meeting would offer too little time for the plan to be heard, as The Meadows discussion will continue on that date. Pelletier is requesting relocation of driveway access to an existing home and cell tower.

Two Conservation Subdivisions Come Before Planning Board
By Penny Williams   8-21-17

Two proposed Conservation Subdivisions had hearings before the Raymond Planning Board Aug. 17 - one a conceptual design hearing and the other an application.

The design review hearing was for the Capone Family Trust’s proposed 10-lot Conservation Subdivision on Mica Drive, presented by Roscoe Blaisdell of Blaisdell Survey, LLC, Raymond. Mica Street, Blaisdell pointed out, has never been built and exists as a paper street only.

A conventional site plan design with required frontage and 2-acre lots would allow development of 12 lots, but the preferred choice of the developer is the Open Space or Conservation Subdivision design. The developer is proposing 10 lots on an 11-acre parcel, with an abutting 25-acre parcel that would be under a Conservation Easement and stand by itself, restricted from ever being developed - with the exception of allowing construction on it of a single dwelling.

Third-party management of the open space or conservation land easement is proposed for the 25-acre parcel. Existing lot lines would remain as they are, and there would be an access to the Open Space parcel via a right-of-way. The 10 lots would be for two-bedroom, single-family dwellings.

Several of the proposed lots were narrow, and board member Jonathan Wood asked the developer to consider reducing the number of proposed lots or to increase the size of the individual lots. The 10 lots would hold no rights to the 25-acre conservation land parcel but would have access to a designated 1-1/2- to 2-acre Open Space area accessed by a right-of-way. Water would be provided by linking into the neighboring subdivision that is served by Pennichuck Water Company.

Member Gretchen Gott asked for a site walk to be scheduled before formal discussion of the proposed subdivision comes before the board.

Abutter Margaret Mason said she is concerned about another 10 families accessing the open space by crossing her property, and she asked what her rights were regarding the present right-of-way access over her land. She was told that the right-of-way arrangements in place now would remain unchanged. The board suggested the issues she has with the use of the right-of-way should be ironed out between herself and the landowner.

Wood reiterated that he would like to see either fewer or wider lots, and to ensure that a third-party management system be established for the 25-acre conservation parcel that would allow for monitoring and enforcement, should it ever be required, providing coverage and protection that are not available when the conservation easement is simply registered on the deed.

The board expressed concern that any access to the Open Space and Conservation parcel would involve a wetland crossing but admitted there are solutions.

The board approved the design review and deemed it complete.

The Freetown Conservation Subdivision from the River Valley Development Corp., Dover, a 26-building lot subdivision at 112 Green Road, was presented by Christopher Berry of Berry Survey and Engineering, Barrington.

The Planning Board accepted the plan as complete and determined that this proposed subdivision does not have any regional impact.

Berry said by conventional design there could be 26 lots, and the Open Space or Conservation Subdivision design allows for 26 lots also, none of which would have any wetland impact, as they would all be on the upland area that does not have wetlands. The acreage that will be the Open Space area contains the wetland areas.

Berry said he has several waivers, mostly pertaining to road regulations, that he wanted to go over with the board. He said Kendall Road has been designed to be a Town road, and a secondary emergency access road between Kendall and Green roads has been proposed. He indicated that there would be two pathways designated as access to the Open Space areas and designed as trails.

Berry added that most of the concerns expressed by Public Works Director Steve Brewer and Town Engineer Jeff Adler had been resolved by making the subdivision’s Home Owners Association responsible for the maintenance and management of the stormwater system, care and maintenance of the access road, and access to the Open Space areas.

Each lot would have adequate space for well and septic systems and leach beds, he said, and noted there is an easement to a dry hydrant and a right-of-way to a water pond on adjacent property at 118 Green Road.

Berry said Raymond's road regulations are based on super highways and the waivers being sought are because the road has been designed for a low speed of 30 to 35 miles per hour traffic use. The board granted all but two of the proposed waivers unanimously. The waiver involving the Kendall Road exit onto Green Road directly opposite to a planned and approved subdivision - where that roadway has not been built in 31 years – will be reviewed. To move the exit would require crossing a wetland and another property.

Gott was concerned that the board could not make a ruling that would change what another board had approved, even though it was approved before zoning regulations went in. The board agreed that legal advice was needed before it could make a decision on the waiver.

Berry said he planned to return to the board with a zero list from Adler and Dubois & King. However, the two waivers that were not granted – the second involved curves on the road - will have to be addressed. He expects to be back with revisions in two weeks and the board continued the hearing to the Sept. 7 Planning Board and scheduled a site walk for 6 p.m. Thursday, Aug. 24.

Raymond Planning Board Gives Conditional OK to Route 27 Cell Tower
By Penny Williams  7-6-17

The proposed siting of a cellular tower on Route 27 occupied most of the Raymond Planning Board meeting of July 6, ending in a decision to conditionally approve the site plan and monopole design for the facility.

After reading a letter from Joseph and Christopher Reed granting Varsity Wireless Investors permission to erect a cell tower on the Reed property at 181 Route 27, in the vicinity of Long Hill Road, the board struggled with the Varsity Wireless application presented by attorney Francis Parisi. The application sought site plan review and waiver request approval for a 160-foot monopole cell tower with a 70-foot by 70-foot enclosure.

Variances for the height above trees and distance from property lines had been granted by the Zoning Board of Adjustment (ZBA) on May 24, and a rehearing on June 28 granted approval for a Special Exception for the location of the cell tower.

The Planning Board noted that the ZBA had stipulated the Planning Board make the decision regarding "adequate camouflage." The buffer surrounding the tower location would be a "no-cut" zone, Parisi stated, but the Planning Board wanted to make sure it was posted as such on the site plan and on the actual buffer zone. The only disturbance would be an approximately 40-foot area to be cleared for construction of the tower, but much of that land would be allowed to grow back.

The board also discussed how power would be brought to the site. Because of the topography, Parisi said they thought it would be brought in by pole but that decision could not be made until an agreement with the utility supplier was reached, once the site plan was approved. The original request was to bring it in overhead and Parisi said he would ask for a waiver to do that if necessary.

The majority of the discussion among board members and with abutters concerned camouflage for the monopole. The abutters preferred to look at a treepole – a cellular tower that is made to look like a tree - rather than the proposed monopole design. The board struggled with what is meant in terms of "adequate camouflage" and what would be seen by people traveling along Route 27 as well as by the immediate abutters.

Parisi provided photos taken at the time of a balloon demonstration of the proposed tower height. They showed the balloon, then the monopole with no antennas and finally the monopole with four antennas attached. Trees blocked many of the views along Long Hill Road. The board grappled with which design would be less intrusive - the proposed monopole or a treepole.

The Varsity Wireless Investors site plan has not been provided to DuBois & King, so peer review has not been approved, specifically regarding drainage impacts. Parisi indicated there would be no increased drainage, as there would be no increased impervious surfaces, but the plan calls for a different degree of gravel/crushed stone for the driveway and site than DuBois & King thought should be utilized, and that has to be decided. The board would grant only conditional approval until the DuBois & King peer review showed approval of its comments and requirements.

The site plan will go to DuBois & King, and Parisi said he would work out the agreements with them for peer review.

Residents on Long Hill Road noted that travelers along Route 27 would have only a passing view of the cell tower, whereas the residents in the neighborhood would see the tower at eye level daily from their windows, and they preferred the treepole design. It was also pointed out that Long Hill Road is a designated Scenic Road.

The board deliberated on the two outstanding issues - camouflage of the tower and posting the "no cut" zone - with most of the members saying the monopole design and the proposed "no cut" buffer zone provided "adequate camouflage." Only Gretchen Gott had reservations; she said that while she had initially thought the monopole design was less intrusive, she now had serious reservations.

The board worried about meeting the state statute regarding camouflage of cell towers but recognized that it was recommended, not mandated; only the Town's ordinance requiring "adequate camouflage" was at issue.

 In the end, member Jonathan Wood read a detailed motion to approve the site plan that contained all the relevant conditions; the vote was 4-1 to approve, with Gott opposed.

The board then had an in-depth discussion about the length of time to be allowed for the project to be completed. Normally it is six months to the start of the project but Parisi pointed out that Varsity Wireless Investors has to meet a number of federal requirements and that will take up to at least 24 months. The board voted to extend the six-month period to 12 months and allow two extensions, giving Varsity the 24 months it stated would be needed.

The board also debated what fees might be charged going forward in excess of what has already been paid. Parisi said he could not sign off on something when he didn't know what the future cost might be. After a brief discussion the board offered to amend the future fees condition to read "not to exceed $5,000," and Parisi accepted that.

In other business that evening:

• The board took up an application for renewal of an Earth Excavation Permit for Hard Rock Development, LLC. Hard Rock is seeking a five-year permit renewal for the existing excavation operation that is accessed from Industrial Drive.

Arley Green said the company has done a little bit better this year and hoped the board would approve the request for re-permitting the business. There was no public comment and the board deliberated and provided a complex conditional approval for the five-year permit. One of the conditions requires Hard Rock to allow siting of an access road across its property in the event a previously-proposed Town wastewater treatment plant is approved in the area.

Green asked that the board approve allowing in the winter municipal trucks with wings from two towns north of Raymond - Nottingham and Newfields - to access the pit. After a brief discussion, the board amended its approval to allow municipal utility trucks from those two towns to access the pit in emergency situations.

• Little Friends Early Learning Center, 126 Route 27, requested a continuance for a public hearing on its Change of Use application, which was accepted.

• The next Planning Board meeting will be Thursday, July 13.








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