TOWN OF STODDARD
PLANNING BOARD
MINUTES OF THE MEETING HELD 12-07-2010
MEETING CONVENED AT 7:00 PM
Members attending included: Ruth Ward, Terry McMahon, Robert Fee, Dale Smith, John Halter, George Preston, Arnie Stymest, Harry Power and alternate, Margo Santoro. Excused was Beverly Gay.
Correspondence: Email from George Preston - response to Cell Tower issue; email from Ruth Ward on agenda items; voluntary merger for Mark & Kerri Seaverns.
Minutes of previous meeting: Terry McMahon moved and Robert Fee seconded to accept the minutes of the November 2, 2010 meeting as corrected, the board approved. The correction is under Old Business change number of lots to number of houses.
Public rudimentary questions: None
Old business: Harry Power presented a chart showing 12 houses that sold for an average $182,654. This appears to meet the work force housing requirement for the Town of Stoddard.
New business:
1. CPO Article III General Regulations - was moved to the January meeting.
2. CPO Article VI (SB406) non-conforming lots - Harry reported that a change in the state law prohibits a municipality from forcing voluntary merger of contiguous, non-conforming lots except under certain circumstances. The board decided to present a wording change to the voters to address this change. In the Community Planning Ordinance (Zoning), Article VI, B - to add: Before a building permit can be issued, the town will require the merger of these substandard, contiguous lots. in between the next to last sentence and the last sentence. (reading: B. Shown on a plan or subdivision approved by the Stoddard Planning Board and recorded in the land records of the Cheshire County Registry. If two or more contiguous lots exist in common ownership, either, or both or all of which do not meet requirements for frontage and/or area of their district, then the lots involved shall be considered to be an undivided parcel for the purpose of this ordinance, provided, however the area of at least one lot shall be less than 50% of the minimum lot size required in that district. Before a building permit can be issued, the town will require merger of these substandard, contiguous lots. Requirements of this ordinance other than lot size and frontage shall apply.)
Subdivision applications: None
Site Plan Review: None - Ruth Ward reminded the board that it may have an application from AT&T for a cell tower installation and urged the members to attend the 12-15-2010 public hearing, before the Zoning Board of Adjustment, on the issue. She has a detailed report on Granite Lake, which Dita Englund sent her, that she will email to the board for their reference in conjunction with possible impacts to the area, if the construction of the Cell Tower is approved.
Other business: Lisa Murphy, Planner for SWRPC, presented a program on zoning options for innovative land use planning. She gave an interesting talk on Conservation Subdivisions whose idea was developed during a housing boom. The plan calls for a developer to designate conservation land first before deciding the placement of housing. The idea allows for the same number of lots but leaves more open space. Harry asked what the incentive is to the developer. Lisa Murphy said the plus to the developer is less expense to construct shorter roads to serve the same amount of housing. She also thought an extra house might be offered. There could be a variance to the concept if the developer can convince the board why he shouldn't comply.
When asked where this idea has been adopted, she admitted that, so far, there is no town, in the state, that has implemented it.
Terry McMahon asked how a long time owner of land, who wants to fund his retirement with slowly selling lots, would be in compliance with the requirement. Lisa Murphy said he could set the conservation area immediately and sell off a lot at a time for development.
She also recommended a preliminary, non-binding meeting between the developer and the board to learn what is required and expected in order to qualify for Conservation
Subdivisions.
The board thanked Lisa for her presentation.
Ruth Ward reported on a meeting held on River Management in Bennington. She said the group presented detailed information on invasive plants, faulty dams and other things that impact the Contoocook River. The group was interested in receiving data that is being gathered here in Stoddard to support our lakes. The attendees agreed to gather that information and submit it to the group. (North Branch River flows into the Contoocook River.)
Terry McMahon told the board that the CIP committee has developed a cover letter and forms for gathering information to allow the Selectmen, during budget development, to use the CIP to learn the tax impact of individual budget items. Terry will email the documents to the board members to review before he sends them out to each department. It was agreed that he wait until after the first of the year to send them out.
Secretary’s Cumulative Hours: 47.5
Adjourned: George Preston moved and Robert Fee seconded to adjourn at 8:50 PM, the board agreed.
Respectfully submitted,
Patricia E. Putnam