STRATHAM PLANNING BOARD
PUBLIC MEETING MINUTES
Agenda: The
Town of Stratham, Planning Board conducted a Public Hearing on
Approval of Minutes:
Ongoing Business:
Map 1, Lot 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
Map 1, Lots 13, 13-11 & 13-12
a lot line revision for W. Douglas Scamman, Jr., located on
New Business:
Application Acceptance & Public Hearing:
Map 16 Lots
16-0 & 32 Proposed lot line revision
for Jotaph Realty, LLC for property located on Linwood and
Other:
Zoning Workshop
Members Present: Chair Janet Johnson, Jeffrey Hyland, Mary Jane Werner, Martin Wool, Bruno Federico, Timothy Mason, and Town Planner, Charles (Chuck) Grassie.
Ms. Johnson indicated that the minutes from
New Business:
Map 16 Lots 16-0 & 32
Proposed lot line revision for Jotaph Realty, LLC for property located
on Linwood and
Mr. Mason stepped down because of a possible
conflict of interest. Ms. Johnson asked
Mr. Hyland to act as a voting member for this application. Mr. Grassie noted that this application is
complete enough to be accepted for jurisdiction. Mr. Federico made a motion to take this
application under jurisdiction. Mr. Wool
seconded the motion, which passed unanimously.
Tim Phoenix was present to represent himself. He gave a brief history of this
application. Approximately a year ago a
five lot subdivision was approved by the Planning Board. There had been an issue with a part of his
property known as the Piper parcel, which has been straightened out. He is here tonight for a lot line revision
between Lots 2 and 3. He will also be
eliminating the lot line between
Ongoing Business:
Map 1,
Attorney Michael Donahue and Bruce Scamman from
Emanuel Engineering were present to represent Seacoast Imported Auto and the
Scamman family regarding the two applications before the Board this
evening. Roger Stenbak from Stenbak
Design Associates, and Robin Bousa from Vanasse, Hangen Brustlin, Inc. were
also present. Mr. Donahue gave a brief
history of this application and the accompanying Lot Line Adjustment
application. He noted that the traffic
review raised an issue relating to the access drive to the site from
. Mr. Donahue
indicated that they had submitted an additional written waiver request from
Section 5.15(i) – vehicle entry doors.
Mr. Stenbak submitted three colored renderings of the design of the
proposed building, which show the valet doors.
He said they had tried to achieve the intent of Stratham’s Zoning
Ordinance on design, yet meet some of Nissan’s design requirements. Mr. Stenbak stated that the valet doors sit
approximately 25 feet back from the front façade of the proposed building. He explained that this area is only for
pulling vehicles into the building so the customers can be comfortable while
someone is doing intake on the vehicle.
The doors will have some landscaping that helps to screen them from
view. Mr. Wool made a motion to grant
the waiver request from Section 5.15(i) – vehicle entry doors as
submitted. Mr. Mason seconded the
motion. There was a discussion on:
whether or not the Board should grant the waiver request for the valet
doors. Mr. Wool did not feel this fits
the criteria of what the Board was trying to avoid when it proposed the
ordinance prohibiting garage doors from facing
Mr. Donahue commented that there was a factual error
on record that he would like to correct.
He said that in his letter of October 4, 2005 he indicated that the
review that was undertaken by Stephen Pernaw was occasioned by Town
Administrator
Mr. Donahue stated that they need some direction
from the Board tonight as to which way they should proceed regarding the location
of the entrance to the site from Portsmouth Avenue. Mr. Scamman gave a history of the evolution
of the plans for this portion of his father, W. Douglas Scamman, Jr.’s
property. Sometime around 2002 Mr.
Scamman Jr. come before the Board for guidance with his plans for developing
that portion of his land. At that time,
there had been a great deal of discussion regarding the possible realignment of
Frying Pan Lane and River Road, with the Selectmen eventually deciding that
there would be no realignment of those two roads. In 2004, Mr. Scamman Jr. came back to the
Board with a subdivision plan. At that
time, the Board revived a discussion regarding realigning River Road and Frying
Pan Lane. Bruce Scamman stated that they
had done additional survey work for a possible realignment. Police Chief Michael Daley asked if they
could direct traffic into a no left turn out lane. Now Steve Pernaw wants the entrance from
Portsmouth Avenue moved closer to River Road, which would change the whole
site. Robin Bousa from Vanasse, Hangen
Brustlin, Inc. stated that she really likes the original plans they
proposed. She went over the traffic
impact this use would have on Portsmouth Avenue. She responded to comments in Steve Pernaw’s
review. Ms. Bousa stated that both she
and Mr. Pernaw agree that there would be no need to build the rear roadway, if
they move the entrance on Portsmouth Avenue.
Ms. Bousa said that either plan still needs to be reviewed by the New
Hampshire Department of Transportation (NHDOT).
She said if the Town prefers the proposal from Steve Pernaw, they would
like Mr. Pernaw to come with them when they present it to the NHDOT because it
is not their proposal. Mr. Mason said he
was confused because the Town is not realigning River Road, but it seems that
Mr. Pernaw’s plan would be creating exactly what the Town was told we shouldn’t
do without a light. There was a great
deal of further discussion on this issue.
There were additional discussions about truck turning radii on the site;
trucks making deliveries to the site; traffic; acceleration and deceleration
lanes; the back access road; and posting some type of sign to help prevent
extra traffic on the residential portion of River Road. The Board members were much more comfortable
with the applicant’s original entrance plan to the site. Mr. Mason made a motion to continue the
public hearing on this application to January 4, 2006. Mr. Hyland seconded the motion, which passed
unanimously.
Map 1, Lots 13, 13-11 & 13-12 a lot line revision for W. Douglas Scamman, Jr., located on Portsmouth Avenue and River Road:
Attorney Michael Donahue requested a continuance on
the lot line revision also. Mr. Mason made a motion to also continue the public
hearing on the lot line revision to January 4, 2006. Mr. Hyland seconded the motion, which passed
unanimously.
Other:
Mr. Mason informed the Board that the Fire Department met last night regarding the new firehouse. The Fire Department would like do a brief presentation of what they are proposing for a new firehouse, and to get some feedback from the Board on the site and architecture. Architect Michael Keane gave a presentation to the Board. He stated that he was hired to do a preliminary design of a stand alone fire station. He said the goal is to present the preliminary design at Town Meeting in March as part of the Warrant Article that would split the Public Safety Complex into two separate buildings. He indicated that the plan can only be preliminary until after Town Meeting. They are only looking for feedback at this time. Mr. Keane suggested that the Town hold a roundtable discussion with the boards, commissions, committees, and members of the interested public. He noted that it would need to be a publicly noticed meeting. He said the proposed footprint is approximately 16,000 square feet, with the total square footage of the building being approximately 26,000 square feet. There would be a partial basement under the office portion of the building, and a story and ½ over the office portion. Ms. Johnson asked if Mr. Grassie had a specific date in mind for the joint meeting. Mr. Grassie stated that they were thinking of November 30, 2005 as a proposed joint meeting date. There was a discussion on possible dates. Ms. Johnson suggested that having a write up in the paper publicizing the meeting date would be a good idea. Mr. Mason announced that an informational meeting at the fire house is scheduled for Tuesday, November 08, 2005 at 7:00 p.m. It was suggested that the fire department have an open viewing time at 6:30 p.m. then start the meeting at 7:00 p.m. Mr. Keane indicated that he would be meeting with Mr. Grassie on Friday, and would drop off copies of the plans at that time. Mr. Grassie asked if the plans could be digital. Mr. Keane said yes. Mr. Federico asked if these plans included both the fire department and emergency management. Mr. Keane said that was correct.
Zoning Workshop
Mr. Grassie passed out copies of draft proposed
zoning changes. He stated that he made
some changes to Section 5.7 - Affordable Senior Housing to include Workforce
Housing. He went over the proposed
changes. Mr. Mason suggested adding MAH
Zone as a zone where it would be allowed.
There were discussions on: the number of acres needed before workforce
housing could be built; how to make sure that the units would remain affordable
housing; the density requirements; the number of units per building; the number
of bedrooms per unit; septic systems; having some type of recreation
allowed/required on the site; having a mix of market rate housing and
affordable senior/workforce housing; architecture and landscaping; type of
water system on the site; and minimum unit size.
Mr. Grassie indicated that he is proposing to add a
new section to the zoning ordinance to authorize the Planning Board to require
preliminary subdivision and site plan review.
There was a discussion on this proposed amendment. The Board wanted to go forward with this
amendment.
Mr. Grassie went over the proposed change to Section
VII: Signs, Section 7.2.7 – Computation of Area. There was a great deal of discussion on the
proposed change to the ordinance. The
Board wanted to go forward with this amendment.
Mr. Grassie asked the Board what they would like to
do about trying to create more commercial area in Town. There was a great deal of discussion about
the possibility of making more professional/ residential areas along Portsmouth
Avenue towards Greenland; whether or not to try pursuing creating more
commercial area in Town; and the possibility of creating some kind of mixed use
cluster type/village concept zoning. Mr.
Grassie will draft something for the next meeting.
Other – continued:
Mr. Grassie reported that repair
work on the pond was being done today at the Shell gas station. He said it was his understanding that the
as-built was finished, so he can get the elevations of the site. He stated that he will be going out to the
site to check to see what needs to be fixed on the site. Mr. Grassie noted that Bob Sidiropoulos from
Trickett Realty Trust is looking for his Certificate of Occupancy (CO) for the
Shell gas station as soon as possible.
Mr. Sidiropoulos is willing to put up a bond for certain repairs.
Mr. Grassie stated that he went out to the Talbot’s site yesterday, and
had a conversation with the general contractor for this project. He said that the general contractor did not
exactly follow the plans for certain things.
The general contractor only recently installed the drainage, which has
no vegetation established, at this time.
Mr. Grassie said that riprap had been installed improperly, with no
filter fabric underneath. Yesterday
afternoon, the general contractor asked for a CO today. Building Inspector Terry Barnes had asked Mr.
Grassie to accompany him for the final inspection yesterday. Mr. Grassie stated that he could not approve
a CO there. He and the general
contractor had words. Mr. Grassie asked
the general contractor if he was willing to bond the site work. The general contractor was not interested in bonding
the site work. Mr. Grassie stated that
the site work contractor for this site was the same contractor as on the Shell
gas station site. Mr. Grassie explained
how the silt fence had been installed, and how the general contractor was going
to correct the situation. Jute mat had
been put down in the area. Those
corrections were acceptable, and the general contractor was given a Temporary
CO, so Talbot’s can have their open house.
Mr. Grassie stated that there are two other units that will need CO’s. He spoke to the general contractor again
about bonding if he wanted to get the other units opened. The general contractor wanted to get the
matter taken care of today, but Mr. Grassie said there was time to discuss the
matter further during the next few weeks.
Mr. Grassie told the general contractor that he would be speaking with
the Planning Board tonight. The general
contractor had put down grass mixtures, which Mr. Grassie doesn’t expect to get
established before the end of the growing season. It is something Mr. Grassie feels will need
to be addressed again in the spring. Mr.
Grassie also noted that the handicapped access was not built to spec. Mr. Barnes suggested that the handicapped
access be moved, which the general contractor agreed to do. Mr. Grassie recommended requiring a bond to
make sure that any problems created over the winter will be corrected. The
Board agreed that bonding could be put in place for the site work for Talbot’s. There were discussions on: the problems on
the Talbot’s site; and correcting the problems.
The Board then had a brief discussion about the possibility of having an
engineer do site inspections for compliance with all approved plans.
Mr. Mason made a motion to adjourn at 9:45 p.m. Mr. Wool seconded the motion, which carried.
Respectfully submitted,
Linda A. Beaudoin
Secretary Stratham Planning Board