April 19, 2006

Agenda: The Town of Stratham, Planning Board conducted a Public Hearing on Wednesday, April 19, 2006, at 7:00 p.m., at the Stratham Town Hall, 10 Bunker Hill Avenue, Stratham, NH to consider the following:

Approval of Minutes: April 5, 2006

New Business - Preliminary Consultation:

Tax Map 1 Lots 1 & 2, Saint Michael Parish Proposed Church, Parish Center, Rectory and maintenance building located on Stony Brook Lane.

Map 5 Lot 21, Birchtree Center for Children, for a learning center/school located at 237 Portsmouth Avenue (former Crow Insurance site).

Continued Public Hearing:

Map 18 Lots 8, 9-3, 12, 13-1 for Scott Cornell, CC Property Group, LLC of 61 Union Road and David Moriaty of Winnicutt Road for a Lot Line Relocation and Consolidation.

Map 18 Lots 9-3, 13-1 for Scott Cornell, CC Property Group, LLC of 61 Union Road for Single Family Open Space Cluster Subdivision – Approval of Yield Plan for a 8 lot traditional subdivision or a 11 lot open space cluster subdivision.

Other:

Planning Work Session – Subdivision & Site Plan Review Regulations

Members Present: Chair Janet Johnson, Jeffrey Hyland, Gordon Barker, Martin Wool, Bruno Federico, and Town Planner, Charles (Chuck) Grassie.

Ms. Johnson welcomed Gordon Barker as a new voting member. Ms. Johnson asked Mr. Hyland to act as a voting member tonight. She noted that the minutes from April 5, 2006 needed approval. Mr. Wool made a motion to approve the minutes from April 5, 2006 as written. Mr. Hyland seconded the motion, which passed with a vote of three in favor and one abstention. Mr. Barker did not vote because he was not present for the previous meeting.

Tax Map 1 Lots 1 & 2, Saint Michael Parish Proposed Church, Parish Center, Rectory and maintenance building located on Stoney Brook Lane:

Mr. Federico informed the Board that he was a member of St. Michael’s Church, and said he would step down if the Board so wished it. There were no objections to Mr. Federico remaining on the Board. Pastor Marc Drouin was present representing St. Michael’s Church. Daniel Blais from TF Moran, Inc., and Amanda Barker from NH Soil Consultants were also present. They had submitted a design proposal for their site at the end of Stoney Brook Lane. They propose to build a church with a seating capacity of 1,000 people, a Parish Center, a home for clergy, and a maintenance garage. Rev. Drouin gave a brief history of St. Michael’s Church and their future plans. He indicated that the gift of this property to St. Michael’s Church comes with the stipulation that the property must be used for the development of the church within 10 years or it reverts back to the benefactors or their estate. Rev. Drouin noted that all of the buildings will be in Stratham, and acknowledged that the site borders environmentally sensitive areas. Mr. Blais described the location of the property, and the property itself. He stated that municipal sewer and water is in the road extending from the Town of Exeter. They have petitioned the Town of Exeter for permission to hook up to both sewer and water. If they are unsuccessful, they will go with individual wells and septic systems. Mr. Blais stated that the house on Lot 1 will be removed. He said that the church desires to keep the manmade pond. They would need to cross the 100 year flood plain for the proposed driveway. Mr. Blais indicated that the church has met with the Planners and Conservation Commissions from both Stratham and Exeter. He said they recognize that this project has Regional impact and is subject to review by the Rockingham Planning Commission. He stated that Ms. Barker from NH Soil Consultant has met on the site with representatives from various State and Federal Agencies. Mr. Blais said that soil borings had been done. He acknowledged that a church is not a use that is allowed in the General Commercial Zone in Stratham, so they will be applying for a Variance with the Stratham Zoning Board of Adjustment. They hope to make the May 9^th hearing date.

Ms. Barker stated that NH Soil Consultants completed the wetlands delineation on the property, delineated the edge of surface waters, completed the HISS mapping, identified the limit of tidal influence, and did a wetlands functions and values assessment. She pointed out the key water resource areas on the property. She indicated that they had compiled a list of all the environmental setbacks for both Stratham and Exeter. Ms. Barker stated that there will be approximately 20,000 square feet of wetland impacts. She went over the site layout plan in relation to the wetlands, and water resources in detail. She briefly described some wetlands mitigation they were contemplating.

Mr. Barker stated that the applicant came before the Conservation Commission and gave a presentation on their proposed plan. Some of the Commission’s suggestions have been incorporated into this proposed plan. He asked about drainage from the parking lot and snow storage. He was told they have been working on that issue. They hope to use mostly sheet flow for drainage. They haven’t decided where they will store the snow. Mr. Hyland asked about daily traffic flow. He was told that the project description that was submitted had that information. Rev. Drouin stated that they do not plan on renting out the hall. It would only be used for parish ministry. There was a discussion on this issue. Mr. Federico asked if they had any plans for further expansion. Rev. Drouin said not at this time. There were additional discussions on seating capacity; parking; sewer and water; traffic; the size of the rectory; the amount of affected wetlands; and making sure the prayer paths don’t affect the wetlands areas. They will be doing a traffic study. Lucy Cushman, from the audience, strongly suggested that they leave as many trees as possible. Mr. Blais stated that they have no control over the trees in the power line easement. They will try to maintain a green buffer where they can. They will be providing a view shed so that people can see the church.

Map 5 Lot 21, Birchtree Center for Children, for a learning center/school located at 237 Portsmouth Avenue (former Crow Insurance site):

A representative from Appledore Engineering was present to represent the applicant. He said they hope to move into the site that was before the Planning Board last year for a day care center. They hope to use the existing building as is. He gave a brief description of the property The Center would do some modifications to the driveway entrance to allow for two way traffic; add additional parking in front; and provide circulation in front of the building. He noted that the current school has an enrollment of 24 students, but they expect to double the occupancy. Presently the teacher/student ratio is 1 to 1. He asked for input from the Board on any problems or concerns with the previous day care plan, as the applicant moves forward with this project.

Mr. Barker informed the applicant that the NHDOT is planning on putting in a center turn lane from Squamscott Road up to the Tech College. He said this would make the travel lanes closer to the property’s entrance. Appledore’s representative said that the home is far enough back so they can accommodate any change. Mr. Grassie pointed out that Kid’s Way had obtained a driveway permit last year from the NHDOT with a turning lane. There was further discussion on this issue. Mr. Grassie pointed out that there will be less students, but more permanent staff with this applicant than with the day care. He asked the Board if the applicant would need to come back to the Board for a full site plan review or could they go forward under the previously approved plan, if they lived within the plan that the Board had previously approved. He stated that they were a similar type of facility. Mr. Federico stated that he had requested a streetlamp at the end of the driveway, and the Board had requested screening for the abutters on the northeasterly side of the property. There were discussions regarding the amount of parking on the site; the fact that they would still need to go to the Board of Adjustment (ZBA) for a Special Exception; what they would need to do if they were to use the previously approved plan; and whether or not they need to come back to the Board. Mr. Wool asked for more information on the Birchtree Center for Children. Dr. Barbara Frankel from the Birchtree Center gave a description of what the Center is all about. She stated that this is a private, non-profit center that is certificated by the State as a special education school. Mr. Hyland asked if anyone would be living on site. He was told, no. There was additional discussion regarding drop-off and pick-up times. The applicant was asked to come back with a modified site plan for review.

Map 18 Lots 9-3, 13-1 for Scott Cornell, CC Property Group, LLC of 61 Union Road for Single Family Open Space Cluster Subdivision:

Ms. Johnson announced the Mr. Barker would not act as a voting member for this application because it is his first night on the Board. Mr. Hyland would act as a voting member for this application tonight. Ms. Johnson stated that the discussions tonight would stick to only those topics Mr. Grassie indicates. Mr. Grassie had distributed copies of his Planner’s memo (see file) with the steps for approval listed on it. He stated that tonight’s discussion would be on Step 2 – Preliminary Development Plan. He read the sections of Step 2. He said that the Board would be approving the maximum number of units that can be developed; discussing possible waivers; and deciding if the applicant can move on to Step 3 – Final Application. He stated that in Step 3 they submit all the engineering, and all of the data on the site like a typical subdivision. If the Board decides that the cluster is not appropriate for the site, they deny the Conditional Use Permit and the applicant can reapply with a standard subdivision.

David Emanuel from Emanuel Engineering was present to represent the applicants. Attorney Thomas Keane was also present to represent the applicants. Mr. Cornell submitted some revised land use calculations. Mr. Emanuel indicated that they had addressed several items the Board had concerns about from the last meeting. They eliminated cluster lots 2 and 3, which leaves eight new lots and the existing Cornell lot. Mr. Emanuel went over the revised Land Use Summary. There were discussions regarding: the possible connector road to the Charbonneau property at the end of the hammerhead; suggestions on house sizes due to lot size constraints; the proposed buffer from the rear property lines; designing for minimum runoff; having a circle instead of a hammerhead at the end of the road; the wetlands crossings; and the bonus calculations. Mr. Wool commented that he now likes the cluster plan with the two houses removed from it. Mr. Barker asked if the Conservation Commission saw the soils plans. He noted that there is a double driveway going through a large wetland area. There was further discussion on this issue. Lissa Ham, from the audience, asked the Board to go through the checklist, line by line, for the bonuses. Mr. Grassie went over the checklist. There was a discussion regarding the various bonuses. Bob Goodrich, from the audience, suggested that that Board make it a condition for this and any future approvals that no water will be diverted intentionally or accidentally onto anyone else’s property. Mr. Grassie said the applicant is going to try to do ground water re-integration on the site, and maintain as much of the water on the site as possible. There was a discussion on some ways that could be accomplished. The Board granted a bonus total of 2 units; 1 for doing a cluster subdivision, and 1.05 for innovative layout and design. Mr. Federico made a motion to approve a cluster site plan with 9 units, including the applicants present home. Mr. Hyland seconded the motion, which passed unanimously. Mr. Emanuel asked the Board’s opinion on the waiver request regarding road center radii and making sharper corners to help slow down traffic. Mr. Grassie explained the request in detail. Members of the audience spoke in favor of slowing down the traffic. Mr. Wool made a motion to continue the application to June 7, 2006. Mr. Federico seconded the motion, which passed with a vote of three in favor. Mr. Barker abstained because he was not present for previous meetings on this application.

Map 18 Lots 8, 9-3, 12, 13-1 for Scott Cornell, CC Property Group, LLC of 61 Union Road and David Moriaty of Winnicutt Road for a Lot Line Relocation and Consolidation:

Lot Line Relocation and Consolidation was also continued to June 7, 2006.

Other:

Planning Work Session – Subdivision & Site Plan Review Regulations:

Mr. Grassie noted that he had distributed copies of a draft Lot Configuration & Driveway Regulation Section 4.4.1 and 4.4.6. He said he had looked at a number of ordinances around the state to come up with this draft. He read the draft ordinance aloud and explained various sections in detail. There were discussions on various sections. The Board members will review the draft ordinances for discussion at the next meeting.

Mr. Grassie informed the Board members of a public hearing scheduled for Thursday, April 27, 2006 at 7:00 p.m. in the Stratham Municipal Center on the widening of Route 108. He had distributed copies of a pamphlet entitled “Getting the Most out of Public Hearings: Ideas to Improve Public Involvement”. Mr. Barker had attended a meeting in Lee, NH regarding the reconstruction of Route 33, and gave a brief outline of what he learned at that meeting. The State is going to put in a turning lane along Route 33 from Squamscott Road to the Technical College. There was a brief discussion on those plans. Mr. Barker suggested requiring the type of soils on abutting properties at the end of paper streets be put on all plans. This way you know that the paper street can be connected in the future.

Mr. Federico made a motion to adjourn at 8:58 p.m. Mr. Barker seconded the motion, which carried.

Respectfully submitted,

Linda A. Beaudoin

Secretary Stratham Planning Board