Wales Planning Board Meeting
November 13, 2006
Minutes
Board Members In
Attendance: Alice DiPaolo (Chair), Lori
Blier (Secretary); Eric Gagnon (WPB), Tom Goudreau (WPB-A), Lyndon Spaulding
(WPB)
Also in
Attendance: Brian Johnson, Paul
Ruopp, Linda Gifford, Nick Ward, Lola and Tim Myers (Wales Station Estates Subdivision Proposal);
Brian Gagnon (Hemlock Ridge Subdivision Amendment)
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Alice
opened the meeting at 7:03. The agenda, minutes, additional subdivision
plan materials, and subdivision review process document were distributed. The minutes were reviewed by board members
and unanimously accepted as written.
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The board
invited Brian Johnson and Paul Ruopp to make their presentation for the “Wales Station Estates” preliminary plan for
major subdivision. Paul gave a brief
overview of what was included in the packet of additional materials for the
preliminary subdivision proposal – the letters from the fire chief and road
commissioner and the notification of abutters.
In discussion of the letter from the road commissioner, Brian indicated
that Bill Austin had indicated that there was no need for a traffic analysis
study. Lori asked about the K-9 Trail
right of way and the required road specifications. Brian said that the culvert was 20 feet wide
and that the road would be the only issue (being widened) – the road would need
to be upgraded for 300 feet (the section up to and adjacent to Beechnut Lane). Tom
indicated the culvert requirement was 30 feet for entrances onto a town
road. Brian indicated that K-9 Trail was
grandfathered and that the town had put in the original culvert. Lori asked about the deed covenants and the
home owner’s association clauses. Paul
Ruopp indicated they were working on that and that they hadn’t finalized them
because they would include some storm water requirements (the lots will be sold
for construction by the buyers). They
would like to present the deed covenants and home/road owners association
documents as part of the final plan.
There was discussion about the storm water review detail and plan and
the items that would be included in the plan to include the guidelines and
specifications for construction by the landowners who purchase the lots. Phosphorous impact study was brought up since
the parcel is in the Sabattus Pond Water Shed which triggers a review by the
DEP – the road will require that. Paul
outlined details on some of the requirements DEP would likely impose. They would like to get the approval for the
lot layout so that they can pull together the remaining road details and
specifications to submit to DEP for approval.
Lori asked about the wetlands indicated on lot 6. Paul pointed out that both lots 5 and 6 have
forested wetland portions and that they were outlined to indicate the location
of the building envelope and that driveways would fall within the acceptable
amount of area to be impacted by DEP standards without a permit. DEP will be reviewing the buffers and lot
provisions – the phosphorous export impact for the road and the lots. Some discussion followed regarding the DEP
review process.
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The board
went back through the checklist to allow for Lyndon and Lori to ensure that all
items had been addressed, allowed for presentation as part of the final plan,
or not applicable to the plan. Lori will
draft a letter acknowledging that the board has accepted this as a complete
preliminary plan and indicating what provisions have been noted for
presentation as part of the final plan.
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Eric
asked about the “cost of roads …. and statements of the applicant’s technical
and financial capacity to carry out the project as proposed” section”. Brian indicated he would be doing it himself
– his equipment and a couple cans of diesel.
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Lori
asked if they had submitted the preliminary subdivision plan review fee. They had not.
Lori provided a copy of the fee schedule to Brian and he will bring the
fee payment to either the CEO or the selectmen.
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Alice
asked the other meeting attendees if they had any questions or concerns. Lola and Tim Myers indicated they would like
to have a look at the plan. They went
over the plan layout with Paul and Brian and had no direct questions or
concerns to present to the board.
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Alice
motioned that the board approve the preliminary plan for the proposed Station Road Estates subdivision with the provisions
discussed during the meeting and to be outlined in the letter acknowledging
receipt of a complete preliminary plan application. It was seconded by Lori and unanimously
approved by the board. They will present
their final plan after receiving notification from DEP that they have accepted
their stormwater/phosphorous review plans as complete plans.
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The board
invited Brian and Eric Gagnon to present the amendment to the “Hemlock Ridge”
subdivision which was approved by the board (contingent on DEP approval) in
June of this year. The plan presents a
shortened Cedar
Lane to
accommodate additional DEP requirements and a resulting modification of the lot
lines of lot 6 and a reverse of the hammer head at the end of the road. The board reviewed these changes and Lori
motioned that the amendment be approved as presented. The motion was seconded and passed
unanimously. The paper copy of the
amendment was initialed and filed with the subdivision plan pending receipt of
an updated Mylar copy for signing after DEP approval.
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The board
reviewed the Wales
Station Road Estates discussion from earlier in the meeting. Eric indicated that he thought we needed more
on the financial capacity section. Lori
indicated that we could require that the road is completed prior to sale of any
lots if no financial capacity information is provided or escrow required. The board discussed this further and Lori
will indicate the board’s concerns in the receipt of complete preliminary
application letter.
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The board
chose to forgo discussion of any of the other “Old Business” – specifically the
mining ordinance.
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The board
reviewed the Subdivision Plan Review Process Requirements document outlining
the process needed by the Planning Board and CEO to foster adequate communication
to ensure that all legal aspects of these reviews are being followed and that
adequate review is being made by the CEO along with the Board. Board members agreed that we needed something
of this nature to smooth out the process and keep everyone on board. Lyndon motioned that we accept this as our
proposed process for presentation to the selectmen and CEO. It was seconded and unanimously accepted as
our course of action. It was also noted
that there were some items in the subdivision ordinance that should probably be
updated to provide clarification and process specifications (fees to be
submitted with the applications to the CEO – 7 copies of application materials
as opposed to the 4 indicated, etc.).
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The
meeting was adjourned at 9:10 p.m. The
next meeting will be December 11 at 7:00 p.m.
Respectfully
submitted,
Lori Blier, Secretary
