STRATHAM PLANNING BOARD
PUBLIC MEETING MINUTES
Agenda: The
Town of Stratham, Planning Board conducted a Public Hearing on
Approval of Minutes:
New Business:
Map 16
Continuing Applications:
Map 2 Lots 27 & 30 – Site Plan Review for the
construction of 145,000 s.f. of new industrial & warehouse space with
related infrastructure, located at
Map
1 Lots 13, 13-11 & 13-12 a lot line revision for W. Douglas Scamman, Jr.,
located on
Map
1 Lots 13-12 Site Plan Review for a new automotive sales and service operation
to include 19,000 sq. foot building with adequate parking, utilities and
drainage, for Nissan of Stratham, located at
Other:
2006 Zoning Workshop
Other
Members Present: Chair Janet Johnson, Jeffrey Hyland, Kirk Scamman, Bruno Federico, Mary Jane Werner, Frank Catapano, and Town Planner, Charles (Chuck) Grassie.
Ms. Johnson asked Ms. Werner to act as a voting member
until Timothy Mason returns from his vacation sometime in March. Ms. Johnson noted that the November 30, and
Map 16
Mr. Catapano stepped down for this application because of a conflict of interest. Ms. Werner asked Mr. Hyland to act as a voting member for this application. Mr. Grassie indicated that this application was complete enough to be taken under jurisdiction.
Attorney FX Bruton was present to represent the applicant. Ken Healy from Beals Associates was also
present. Mr. Bruton gave a brief
description of the proposed 4 lot subdivision.
He noted that the parent lot is in the MAH zone, which has a 1 acre
minimum lot size. He indicated that the
application has already been reviewed by the Town’s consultant,
Civilworks. He said that all of
Civilworks’ comments have been addressed.
Civilworks’ seconded letter indicates the same, with one outstanding
issue. Mr. Bruton described the four
lots.
Ms. Werner made a motion to take this application under
jurisdiction. Mr. Scamman seconded the
motion, which passed unanimously. Mr.
Healy described the reasons for the waiver request. There was a discussion regarding the waiver
request; moving the existing driveway on
There was a lively discussion on whether or not the Board would be
setting a precedent by approving a subdivision application at the first
meeting; Mr. Bruton went over the
comments in Civilworks’ letter, and how they were addressed. He noted that they were willing to add more
trees to the buffer between Mr. Buchanan’s driveway and the new driveway and to
move the new driveway further away from Mr. Buchanan’s driveway. Mr. Bruton said if they delete the detention
pond, they could move the driveway over.
Mr. Federico asked about the intent of the detention pond. Mr. Bruton stated that it was for drainage,
but Paul Connolly from Civilworks felt drainage would be better without the
detention pond. Mr. Bruton agreed to a
20 ft. evergreen buffer, at Mr. Buchanan’s discretion. Mr. Buchanan said he was comfortable with the
20 foot evergreen buffer. There were a
great deal of additional discussions on the utilities, type and size of homes;
number of bedrooms (3); the closeness of the homes to each other; whether or
not this application should be approved in only one Planning Board
hearing; sending the plans out for the Town consultant’s review before the
Board has a chance to see them; the configuration of the lots; the size of the
lots; having the well radii on the lot were the well is located; and the type
of siding that was removed from the existing house. Lissa Ham, from the audience, strongly argued
for the Board to consider creating a lot shape ordinance. Ms. Johnson did not feel comfortable
approving this plan in one hearing. Mr.
Hyland asked if the revised plans would have the removal of the detention pond,
the utilities, etc. He was told
yes. Ms. Ham expressed a strong opinion
that the applicant should not have sent out the plans for review until the
Board had taken the plans under jurisdiction.
Mr. Federico made a motion to continue this application to
Map 2 Lots 27 & 30 – Site Plan Review for the construction of 145,000 s.f. of new industrial & warehouse space with related infrastructure, located at One Fine Chocolate Place, by Lindt & Sprungli, Inc:
John Maynard from Maguire Group was present representing the applicant. He gave a brief description of the buildings on the property and this application. They are planning a total of 145,000 square feet of new industrial and warehouse space, relocation of the driveway around the warehouse and a satellite parking area. He noted that they will be paving the wetland crossing, but indicated that it is already in place as a gravel crossing.
Mr. Grassie indicated that the applicant still has a number of
outstanding issues they need to address.
He noted that he had received a letter from the Town of
Mr. Grassie again mentioned that they applicant needs a Conditional Use permit
for their wetlands crossing. Mr. Scamman
made a motion to grant a Conditional Use permit (Section 11.4) for Map 2, Lots
27 & 30 for wetlands impacts. Mr.
Catapano seconded the motion, which passed unanimously. Mr. Grassie read the conditions for approval
aloud (see file). Marty Wool, from the
audience, expressed a concern about approving this plan before the applicant
gets a Variance from the Board of Adjustment.
He said that the Board has always had applicants get their Variance
first before Planning Board approval.
Lissa Ham, from the audience, said it was her understanding that in
order to go to the Board of Adjustment for a Variance, an applicant had to get
a denial from either the Planning Board or the Building Inspector. Mr. Scamman said that was also his
understanding about obtaining Variances, and he would feel more comfortable
about Lindt obtaining their Variance before the Board gives a final approval on
this application. Mr. Maynard stated
that time was of the essence for this application, and that Lindt was willing
to take the risk that they might need to come back before the Planning Board,
if changes to the plans are required by the Board of Adjustment. There was further discussion on this issue,
and the pending agreement with the Town of
Map 1 Lots 13, 13-11 & 13-12 a lot line revision for
W. Douglas Scamman, Jr., located on
Mr. Scamman stepped down because of a conflict of
interest. Marty Wool stepped in as
Selectmen’s representative. Mr. Grassie
indicated that the Lot Line Revision was ready except for some minor
housekeeping issues.
Attorney Michael Donahue was present to represent
the applicant. He gave a brief outline
of the history of this project. He said
they had submitted drainage plans for review by Civilworks. He commented that the Lot Line Adjustment
will only move forward, if the Board approves of the Site Plan Review. He asked the Board to skip discussion on the
Lot Line Adjustment until after discussions on the Site Plan Review. After a brief discussion on Mr. Donahue’s
request, Board decided to move forward in the order the applications are on the
Agenda. Mr. Grassie read the proposed
list of conditions. Mr. Catapano made a
motion to approve the Lot Line Adjustment for W. Douglas Scamman for Map 1 Lots
13, 13-11 & 13-12. Mr. Federico seconded
the motion, which passed unanimously.
Map 1 Lots 13-12 Site Plan Review for a new automotive sales and
service operation to include 19,000 sq. foot building with adequate parking,
utilities and drainage, for Nissan of Stratham, located at
Attorney Michael Donahue, Bruce Scamman from Emanuel Engineering, and
Robin Woodburn from Woodburn & Co. (landscaping) were present representing
the applicant. Mr. Scamman gave a brief
history on this project. He noted that
there is no need for any variance for this project. He said that they had met with all Town
Officials on this project. He went over
the changes they made to the plans per Civilworks’ comments. Paul Connolly from Civilworks had requested:
more sheet flow into treatment swales on the site instead of catch basins. Mr. Scamman said they raised the building was
up one foot to create increased sheet flow.
He said they made changes to the driveway so that both lots will be
accessed from
Mr. Hyland expressed a concern with the extra width of the rear roadway. Mr. Scamman noted that the Board had requested a wider road. Mr. Hyland asked about the rip rap that is shown going over the property line to the abutting property. Mr. Scamman stated that if it is necessary for the rip rap to remain in that area, the owner has assured him that an easement would not be a problem. There were brief discussions regarding: the size of the proposed flag and flag pole; the landscaping; signage; drainage; and fire protection. Lissa Ham from the Water Commission asked about the status of fire protection. Mr. Grassie indicated that the applicant would be required to hook into the new proposed system. If the proposed system is not ready when they are ready to open, they will have to provide an internal system. He said the system would include a line from the fire pond behind the Honda Barn through Market Basket to this property. He stated that a report on the system was sent to the Water Commission approximately one month ago. Ms. Ham asked who would be permitting the system. She was told that the Board of Selectmen would issue the permit. Ms. Ham suggested that the system should be built to the standards of potable water. Mr. Grassie stated that standard has been set for this system. Additional discussions were had regarding: the septic system; the proposed acceleration and deceleration lanes; the left and right turning lanes; and the curb cuts. Mr. Grassie read the list of suggested conditions aloud. Mr. Wool made a motion to approve the Site Plan for Map 1 Lots 13-12, 43 Portsmouth Avenue, Site Plan Review for a new automotive sales and service operation for Nissan of Stratham, with the twelve (12) conditions listed in the Planner’s Review of 1/4/06, including the vesting sentence. Mr. Catapano seconded the motion, which passed unanimously. The time frame for the Site Specific approval will be changed from 90 days from the date of approval to 180 days from the date of approval.
Other - 2006 Zoning Workshop:
Mr. Grassie handed out copies of the proposed zoning questions with the changes that were requested by the Board. He stated that the next meeting will be a workshop on the zoning questions. He briefly went over the changes that he had made to the questions.
Professional Office/Rural Zone (POR) - There were discussions on: parking in the proposed Professional Office/Rural Zone (POR); the definition of the word “redevelopment” in relation to existing structures in the proposed POR Zone; the location of the District; the size of a new building; setbacks; and the definition of a “conditional use”. Mr. Wool asked if the area for the proposed PRO Zone is a Historical District. Mr. Grassie said no.
Affordable Senior/Workforce Housing – Mr. Grassie noted that the only change made was to the last sentence in Section 5.7.5 – Exception. There was a brief discussion on whether or not allowing 20% of the units to be sold at market prices is enough of a percentage to encourage developers to build affordable housing.
Signage: Mr. Grassie indicated that he had made the change requested by the Board to change the framework/bracing calculation from 25% to 35%.
Preliminary Site Plan Review – Has already been approved to send to the voters at Town Meeting.
Gordon Barker, from the audience, expressed a concern about the tax
consequences of changing his property on Portsmouth Avenue to the proposed PRO
Zone. Mr. Grassie and Town Administrator
Mr. Catapano made a motion to adjourn at 9:_____ p.m. Mr. Wool seconded the motion, which carried.
Respectfully submitted,
Linda A. Beaudoin
Secretary Stratham Planning Board