Sketch Plan Hearing for Application #11-030
for a two lot subdivision proposed by Ian Martin
for Parcel # 19070204.000
located at 1840 Elder Hill Road
Attending: Owen Farnsworth, Victor Atkins, Melita Bass, Bob Hall, Peg Martin and Sandy Martin on behalf of Ian Martin, Ann Kensek
Owen Farnsworth called the meeting to order and explained why he was chairing the meeting.
He introduced the Hearing and invited all present to state their names for the record. He explained the process of subdivision to the Martins.
Peg explained why the subdivision is happening. Ian Martin wants to put an addition on his house and the bank said they have too much land. Ian wants to take off about 4 acres from their parcel. Peg showed the Planning Commission a map of the plan and gave them written copies of answers to potential questions.
Certified mail notification was sent to abutting landowners, but not all were returned. If the rest aren’t returned by the Final Hearing, Ian can swear that they were sent.
The Martins agreed that the lot needs to be surveyed.
Victor brought up the idea of access, shared driveway, etc. Melita asked about access to the lot being created. Owen asked if TH #19 (Elder Hill Road) goes by, and Peg affirmed that it does.
Owen asked for clarification on lot size. Discussion on requirements. For a minor subdivision a Mylar is required. Owen asked if the remaining 84 acres would be registered under Current Use. Other criteria can be waived but if 84 acres usage needs to be changed they must come back before the board. This must be noted on the Mylar and the deed.
Melita explained that the map would need to be in for the next hearing and the Mylar would come after the map is accepted. Owen described the process of wastewater permit and conditional approval.
Bob explained what is required for a subdivision. Discussion on Standards section #22. Some of these have already been addressed if there needs to be a change of use permit for the 84 acres.
Discussion on if there is a survey. Owen said if there is an easement and ROW, they should be noted on the Mylar.
Victor asked about outdoor lighting and discussion on whether this would be addressed by the Zoning Administrator when a permit for a building is applied for.
Peg clarified what exhibit numbers go with what and asked how soon the subdivision could happen. Bob described the process. 15 days to be warned and a week to get it into the Independent. Peg asked about the legal waiting period. The subdivision is not approved until the Mylar is signed.
Bob brought up the point that there are several abutters that they haven’t heard back from yet.
Owen said that Aaron told him that failing a return of notice from abutters, the Martins can give sworn testimony that they attempted to notify all people.
Owen said he’d entertain a motion to approve Application #11-030 for a two lot subdivision proposed by Ian Martin for Parcel # 19070204.000 located at 1840 Elder Hill Road as a minor subdivision. Melita moved and Victor seconded. Vote passed.
Bob said he’d need a firm yes from Ian to have the next hearing on August 4th by the 14th of July. Discussion on survey to be completed.
Owen asked that the corrected acreage be given to the Planning Commission.
Hearing was adjourned.
Melita let the Planning Commission know that she thought she was going to subdivide her land, but after talking to Bob they realized that it is a Boundary Line Adjustment and not a subdivision. Under the new Zoning Regulations Bob said she needs a Mylar.
Discussion on criteria for Boundary Line Adjustments. Zoning regulations would define frontage and setbacks. Discussion on frontage and width of Access. Zoning Regs were looked at. Melita will call Adam Lougee about the 20 foot access vs. 50 foot and the frontage didn’t make it into the document.
Discussion on Agricultural Permits. For those permits there is a fee for recording only. Further discussion on where the line gets drawn- gentleman farm, actual farm, landscape business, etc.
The new Zoning Regulations won’t be posted to the own Website until they are corrected.
Ex. A- Notification of Abutting landowners return receipts, as presented at hearing, w/out three returned.
Ex. B- Written summary of subdivision
Ex. C- Deferral of Wastewater permit
Ex. D-Survey will be called Exhibit D.
Recording #25/25
Meeting adjourned.
Minutes taken by Ann Kensek
Final Plan Hearing
for Application #11-002
for a 3-lot subdivision proposed by Meetinghouse Farms, Inc.,
for Parcel #04040159 located on the
east side of Quaker Street
Attending: Aaron Thomas, Victor Atkins, Owen Farnsworth, Bob Hall, Story Jenks, Ken Pohlman, Ann Kensek
Aaron introduced the hearing and everyone present identified themselves.
Story said that Ron Larose was coming to the hearing with the survey. He presented the Acknowledgement of receipts, which will be called Exhibit A.
Discussion on deferral permit for lot #3. Ken asked for clarification on the meaning of a deferral permit and Story clarified it for him.
Story has the Wastewater Permit for lot #3. Lot # 1 is 9.8 acres; #2 is 16.8 acres with a barn and lot #3 is 22.7 acres.
A copy of the Notice of Permit Received will be kept in the file and will be called Ex. B.
Wastewater Permits will be recorded and Bob will keep a copy in the file, Ex. C.
Site Development Plans will be called Ex. D.
Ken asked why they need a replacement septic on lot 1. Story said that the septic did not meet State septic requirements. The old septic will be grandfathered in, but they need to have the site for the new septic delineated in case the old septic fails.
Story said the survey was coming.
Discussion on the 10 General Standards and permits.
Story said he has a copy of the minutes form the last meeting and saw some things that were discussed after he left- the Class 4 improvement, etc. was read. The Planning Commission said they don’t have a problem with them using the Class 4 road, but they’ll need to go to the Selectboard, who have the final say about access to a Class 4 road. It is different if they want to come out onto Quaker St.
Discussion on differences in access to Class 4 and Class3 roads, advantages and disadvantages.
Story asked how the process works- assuming they meet all the requirements by the Planning Commission. The PC said it would be coupled with getting the actual Access Permit.
Story clarified what is best for the owner and best for the land. If the access if off of Quaker St. and they continue to use the access to the barn- Aaron said that it is an Agricultural Access and if it is improved to be anything but that they have to go through the process.
Story said that if the Selectboard requires them to upgrade to a class 3 status it could be very expensive and might be a good reason to access Quaker St. Discussion on what if the road is already up to standards. Further discussion on aligning the road with the hedgerow. Access could go either way, maybe include an alternate access.
Discussion on location of the house and leach field, plowing and grading on W. Purinton Road. Story asked about when the road was originally improved it was to specs for a Class 3 and Ken showed a map where it was improved. Ken said as far as he knows it is still a Class 4 road but is in the condition of a Class 3 road. Story asked how much of the road would need to be considered Class 3 standard- about 190 feet, just to the access. Ken said he could see putting in a culvert under the access road at some point. Further discussion on culverts/Purinton Road.
Owen asked the Planning Commission how they felt about having an alternate access on the map so they don’t have to decide right now. Aaron asked if they want to go through the process with the Selectboard because if the board asks, W. Purinton Road will have to be brought up to standards. Story asked when the decision needed to be made. Discussion on the closing.
Story went through the map and explained different aspects to the Planning Commission, including things that were missing off the previous map.
Aaron asked about utility lines and if access for lot # 1 will come from underground line or pole. Discussion on where the power comes from for the barn and easements for poles.
Discussion on “dotting” the map. Story marked the map to show primary access to Quaker ST. and alternate to W. Purinton Road. Discussion on showing power lines on the map and easement for power across the new lot. Easements’ should appear both in the deed and on the map. Victor affirmed that the map needs to be a Mylar.
Tommie said he was in agreement with approval as long as Story read from the 10 General Standards, Ex. E. Story read from his notes and talked about each Standard. Aaron told Story the Planning Commission would like a written copy for the file.
Aaron said he was not sure how they should proceed- they could approve the application but there is still a lot to be done.- Easement, survey, having changes put on the survey, utilities- the Planning Commission needs to see these.
Discussion on approving the map without seeing the changes. A PDF can be sent around. Story will send it to Aaron, who will send it to the Planning Commission members.
Aaron said they are going to approve it based on the primary access and if there is a change Story will need to come back.
Aaron motioned to approve Application #11-002 for a 3-lot subdivision proposed by Meetinghouse Farms, Inc., for Parcel #04040159 located on the east side of Quaker Street with the conditions that the survey is a recordable Mylar with the changes discussed, and access will be as depicted on the site plan with principle access off Quaker St., as hand noted . The Planning Commission also will need a written copy of the 10 General Standards. Owen seconded. Discussion, motion passed.
Survey is Ex. F.
Discussion on which site plan map to take- Story took the one he did not draw on as the one with the dotting is now considered an exhibit.
Aaron said once the Planning Commission gets the Mylar and signs it the appeal period is for 30 days. Discussion on how this could affect the closing. Discussion on process.
Recording 25/25
Aaron talked about finding out exactly when the new Zoning Regulations go into effect. George will look it up. It depends on what the Select board’s intention was when they accepted the regulations and sent it to the Town to decide. There may be an appeal process.
Bob Hall talked about the Reynolds’s tree house B & B.
Discussion on renovations on a building in town being turned from a one family home to a two family home. Turns into a commercial property. If it is permitted in the Town and a State permit comes through the Change of Use is permitted. Discussion on the difference between an accessory apartment and dividing a one family home into a two family home.
People should go the ZBA if changing one family to two family? Parking, Access, doors, etc. Non-owner occupied rental.
Meeting Adjourned.
Exhibit A- Acknowledgement of receipts
Exhibit B- Notice of Permit Received
Exhibit C- Wastewater Permits
Exhibit D- Site Development Plans
Exhibit E- 10 General Standards
Exhibit F- Survey
Minutes taken by Ann Kensek
