Town of Kensington

Planning Board Minutes

September 2, 2004 Meeting

Amended and approved October 7, 2004

In Attendance:  Steve Wilson, Chair, Bob Solomon, John Sargent, Rob Garneau, Peter Merrill, Joan Whitney, Stefanie Johnstone, Selectmen’s representative and Jill Robinson, Rockingham Planning Commission Circuit Rider

The Meeting was called to order at 7:00 pm.

Approval of August 5, 2004 minutes – The minutes were corrected at the request of M. Schwotzer to reflect that he had recused from the Holt hearing due to being an abutter and therefore had not made any motions.  Additionally the word “line” was added to the last sentence under the Kensington Leadership Center Trust – “M. Schwotzer motioned that the Trust consider removing the back lot line, tax map 5, lot 11, from the plan for resubmission, seconded by Rob Garneau with all in favor.”  Rob Garneau moved to accept the August 5, 2004 minutes as amended, seconded by John Sargent with all in favor.

Driveway permits – Bill Grant – Mr. Grant was unable to attend but requested the Board’s approval of one permit for Boswell/Perreault.  The Board agreed to review this following approval of the request for subdivision.

PUBLIC HEARING CONTINUED

Pinnacle Six Lot Subdivision - Kensington Leadership Center Trust, 199 South Road – Harold Bragg, representing the Lewis Family Trust, explained that at the request of the Planning Board, this is now a five lot subdivision.  Four new lots will have frontage along South Road and the fifth lot will remain with the 70 acre back lot parcel reserved for conservation and education through the Sawyer Foundation.  Mr. Bragg presented a letter of authorization; Fire Department approval and request for use of the pond for fire protection; and Department of Transportation driveway permit approval for two driveways with two lots sharing a driveway as well as a fully executed document by Alan Lewis regarding the driveways, which will be known as a “Subdivision Restriction”.  Mr. Bragg explained that an easement would be granted so that the pond, which is estimated to hold 150,000 gallons of water, can be used as a water supply for the fire trucks.  In response to a question from John Sargent, Mr. Bragg said the Trust and the Fire Department will maintain year round access to the pond and language regarding this will be included in the Sawyer documents as well as a note on the plan.

Harold Bragg said he would request that NH Soils provide soil based lot sizing for lot #4.  There will be roughly fifty monuments that will need to be installed and Mr. Bragg will submit a certificate of monumentation.  An access letter will also be provided as well as the Fire Department comments.  John Skewes asked if there would be any impact to wetlands, but Mr. Bragg assured the Board that there would be no wetland crossing.

Bob Solomon moved to continue the hearing to the next Planning Board meeting to be held October 7, 2004, seconded by Peter Merrill with all in favor.

NEW PUBLIC HEARING

Six Lot Subdivision - Boston North Holding’s LLC - off Powder Mill Road in Exeter, NH, Kensington Tax Map 16, Lots 4 and 5.  Jonathan Ring of Jones & Beach Engineers in Stratham presented the plans as summarized in his letter of August 5, 2004, which reads in part:

1.    The single family residential subdivision is proposed with a town road off of Powder Mill Road in Exeter.  This first phase consists of nine (9) new lots, one (1) existing home, and two (2) lots of remaining land located primarily in Kensington.  The application for subdivision was submitted to Exeter on June 9, 2004, and to Kensington on August 5, 2004.

2.     The two (2) Active Adult communities are currently in the final design process, and are locate in Kensington, with private access drives off of the town road "Rolling Ridge Drive" in the proposed subdivision.  The Britton Property in Kensington will include 22 two-bedroom detached units and 1 single bedroom unit.  The Hauser property in Kensington will include 22 two-bedroom units and 1 single bedroom unit in multi-unit structures (5- four unit buildings and 1- three unit building).  This phase of the project will be for persons over 62 years of age, in accordance with the Kensington Zoning Ordinance.  Lots 9 and 7 (remaining land) in the subdivision comprise this portion of the development.

The Application for Site Plan Review will be filed with the Kensington Planning Board in September of 2004.  A Site Review Application will be filed with the Exeter Board later this fall.

These two phases of the development are clearly separate and distinct - subdivision and site plan.  The "Traffic Impact Assessment" currently being prepared by Vanasse & Associates will provide an analysis of the full anticipated build-out from the project.  The project is located on a ridge high point of terrain, and the Subdivision drainage flows northerly to Exeter and the Active Adult Community drainage flows southerly to Great Brook in Kensington.  Each project is proposed with onsite wells and leach fields.  Rolling Ridge Drive is proposed to be a subdivision road to be turned over to the Town of Exeter as a public road.  The roadways in Kensington will be privately maintained by the Home Owners Associations for the Adult Communities.  There will be no public roads in the Town of Kensington.

Christian Smith of Beals Associates, the Town’s engineering firm, had provided comments, which were reviewed and included the following.  Wetland delineation and High Intensity Soil Mapping will need to be submitted, percolation test results will be added to the plans, NHDES subdivision permit approval and Site Specific permit approval will need to be obtained.  Mr. Ring stated the requests for both permit approvals have been submitted.  Mr. Smith also recommended that the acreage notes on sheet OA1 be embellished to indicate acreage in East Kingston and Kensington for lot 7, and provide the acreage of lots 7 and 9 excluding wetlands to comply with Article 8.5.C.3.  Mr. Ring agreed to revise the plans and pointed out that the test pits on lot 7 were further south and didn’t show on the plan; however, they have been completed and did pass.  Submitted tonight were lot sizing by soil type as well as adding 100 year storm analysis to the executive summary. 

        Mr. Ring added that since there is no change to the East Kingston parcel, a note to that effect would be included on the plan, thus eliminating the need for their approval or signature.  He said he would check with the Registry to ensure compliance.  He added they would be requesting a waiver on the length of the cul-de-sac that is longer than the 1,200 ft. allowed by Exeter.  The additional length was in order to go around wetlands.  The Planning Board pointed out that Kensington’s limit is 1,000 ft. and S. Wilson and Bob Solomon raised the issue that the decision on where to begin the cul de-sac would be critical to the elderly housing site plan.  Mr. Ring would submit a waiver on length for lot 7.  An error regarding lot size for lot #6 was noted; the actual acreage is greater than 2.03.

        Traffic impacts were submitted and they indicated a 40% increase on Powder Mill Road.  S. Wilson stressed that fire protection and safety were germane to lots 7 and 9.  Mr. Ring replied that fire alarm cable lines with master boxes run along Powder Mill Road.  A 15,000 gallon cistern will be installed in accordance with Exeter’s requirements and a fire pond is proposed for lot 9, however, this lot touches on the aquifer.  There will be a 20’ access easement that will also connect with the NET & TCO easement to provide access to trails.  A site walk is scheduled for Thursday, September 16, at 4:30 pm.

        Public Comments - Paul Kimball stated that in his opinion the best use of the land was not for development, questioned the access through Exeter only, pointed out the aquifers go to Mr. Britton’s buildings, drainage would be to Great Brook and the water quality would not be as good.  Jonathan Ring said the aquifer would be plotted on the plan and he will check with NH Soils.  He stressed that stratified aquifer drift maps, which were provided, are based on surface measurements.  John Skewes, Conservation Commission Chairman, expressed concerns with the impact to Great Brook, which is a pristine area, of run off from disturbance and foot traffic.  Jim Gretz of Exeter commented that the roads did flood during the 100 year flood.  Susan Hanson spoke against the development citing various issues including the entrance not being safe, and increased traffic and water use.  Karen Gretz expressed concern with the effect on her well, as the area’s water supply is limited.  Jim Britton, one of the land owners, spoke in favor of the development.

        Jill Robinson made four comments:  1) With regard to wells, the developer is to provide information regarding withdrawal of water and then decide if more information is needed; 2) Look at the whole plan; 3) Other studies are available regarding aquifers; and 4) Connectivity – scattered development should be avoided. 

        Following review of the checklist, John Sargent moved to accept the plan of Rolling Ridge Farm Subdivision as complete, seconded by Bob Solomon with all in favor.  John Sargent moved to continue the application to October 7, 2004 to allow the applicants time to answer the questions of Christian Smith and Jill Robinson, seconded by Rob Garneau with all in favor.

OLD BUSINESS:

Expedited Review - Boswell/Perreault – 2 lot subdivision off West School Road – Lisa Perreault presented the application.  The driveway will be 50’ wide.  Jill Robinson suggested putting a monument every 200’ as well as by the driveway.  The monument can be sunk so that it does not interfere.  James Verra & Associates, the Boswell’s surveyor, had provided a letter, stating that upon receiving conditional approval, they would do the following:

1) Set iron rods and drill holes at the new lot corners as shown on the plan.

2) Provide a certificate of monumentation.

3) Revise the plan as follows:

· Add the proposed driveway location.

· Annotate the iron pipe found at the northeast corner to identify the pipe as being the lot corner agreed upon by Grover & Boswell.

· Correct the spelling on Stephen Bradley’s name.

4) Make any other changes requested by the Planning Board and provide a Mylar.

Following review of the plan and checklist, the following two items were added:

5) Monument by the driveway greater than 400’.

6) Distinct property lines on mylar.

John Sargent moved to accept the Boswell/Perreault application as complete, seconded by Peter Merrill with all in favor.  John Sargent moved to approve the application subject to the conditions as listed, seconded by Rob Garneau with all in favor.  John Sargent moved to accept the driveway permit, seconded by S. Wilson with all in favor.

NEW BUSINESS:

Expedited Review – Nathan Herrick – 2 lot subdivision off Cottage Road – Harold Bragg presented the plan. Jill Robinson had previously reviewed the plans, which she said appeared to be thorough and complete, and added two minor comments: 1) Add iron pipe to the southerly lot line so that the intervals do not exceed 200’; and 2) the Planning Board may wish to request a certificate of monumentation as a condition of approval.  The certificate of monumentation was provided, however it will need to be revised and state subdivision approval has not yet been received.  John Sargent moved to accept the Nathan W. Herrick subdivision plan as complete, seconded by Bob Solomon with all in favor.  John Sargent moved that the subdivision plan for Nathan W. Herrick be approved subject to state subdivision approval, seconded by Bob Solomon with all in favor.

244 South Road – Attorney Mark Sullivan and Joseph Pratt to discuss current site plan and placing of a recreational vehicle – neither were in attendance.

OTHER BUSINESS:

Rockingham Planning Commission planning assistance Grant Funds

2004 Fall Municipal Law Lecture Series sign up

Neither agenda item was discussed.

Rob Garneau submitted a letter of resignation due to time constraints resulting in not being able to give the position the attention it deserves.  He added, “…It has been a privilege to work with a group of people whom I admire for their conscientiousness, thoughtfulness, and dedication to serving the citizens of Kensington…” 

John Sargent motioned to adjourn the meeting at 10:15 p.m., seconded by Bob Solomon with all in favor.

Respectfully submitted,

Denise Gregson

Administrative Assistant