Town of Kensington
Zoning Board of Adjustment Minutes
December 1, 2009 Public Hearing/Meeting
Amended and approved July 6, 2010
Roll call: Chairman Richard Parker, Vice Chair Joan Skewes, Dan Chaisson and alternate M. Schwotzer filling in for John Andreasse
Meeting was called to order at 7:30 pm.
Richard Parker read the following from the agenda:
1) Application for Appeal from an Administrative Decision for James R. Rosencrantz Jr. and Ruth Ann Rosencrantz, d/b/a Rosencrantz & Sons Inc., 184 South Road, Kensington, NH, Map 2, Lot 2. The Board of Selectmen issued a letter dated October 8, 2009 requiring them to return to the Zoning Board of Adjustment to request an amendment or modification since all conditions of their previous approval were deemed not to have been met. The application is to appeal the Selectmen’s decision.
Abutter Christopher Chetsas had sent a letter requesting a continuance to January 5, 2010 as his Attorney was unable to attend. His wife attended with a copy of the letter. No other abutters nor the applicants and their Attorney were present, thus M. Schwotzer moved to continue this hearing to January 5, 2010 at 7:30 pm at the town hall, seconded by Dan Chaisson with all in favor.
Richard Parker read the next application from the agenda:
2) Application of Amy Mastronardi, 118 South Road, Kensington, NH, Map 4, Lot 38-4, for a Special Exception in accordance with Article 8.4 C of the Kensington Zoning Ordinance and Land Use Regulations for Home Occupation for a baking business.
Amy Mastronardi and Carl Neunaber presented the application. There was discussion regarding whether the application was a request for Special Exception for a business or home occupation. While the application referenced Article 8.4 B instead of C, the property did not qualify due in part to lack of required frontage, thus the application was processed for home occupation including legal notice and abutter. All present agreed to proceed with the application as home occupation. Amy explained that there was not a lot of traffic as clients come by appointment only and submit their cake order, which she subsequently delivers. Square footage was determined to be 802 sq. ft., which complied with the ordinance requirement of not utilizing more than 25% of the gross floor area, and estimated doing approximately 60 wedding cakes per year.
Addendum A was reviewed which detailed the following: parking; deliveries to the rear entrance of 1 to 2 per month; no employees; 1,000 gallon septic system; a copy of the build out plans for plumbing including 4 sinks, a grease trap and a sewage ejector; and a 2’x 2’ sign to be designed at a future time.
The abutters present: Michelle Estey, 116 South Road; Mark Pride, 120 South Road; and David and Alice Hattenbrun, 119 South Road all spoke in favor of the proposal.
Fire Chief Charles LeBlanc was present and will do a fire inspection and the applicant will contact Bill Grant, the Building Inspector, for permits that may be required for the building and plumbing.
M. Schwotzer moved to approve the application for Home Occupation for 188 South Road with the following six conditions to be listed:
1) Future sign will require a sign permit;
2) All required state permits including septic to be acquired and approved prior to commencement of business operation;
3) All wiring, plumbing to be inspected / installed per code and fire and building inspection approvals required;
4) Site Plan Review application to be filed/approved within six months of December 1, 2009 or special exception is null and void;
5) All items listed on addendum A to be considered as conditions of this decision;
6) Hours of operation/customer visits limited to 10:00 am to 7:00 pm, Monday through Saturday.
Joan Skewes seconded the motion with all voting in favor. Richard Parker closed the Public Hearing at 8:35 pm.
Approval of May 5, June 2, and August 4, 2009 minutes:
M. Schwotzer moved to approved the minutes of May 5 as written; amend the minutes of June 2 to include the words, “regarding Peter Kuegel”; and correct the August 4 minutes to read Richard Parker rather than Richard Powers. Dan Chaisson seconded the motion with all in favor.
Adjournment – Dan Chaisson moved to adjourn at 8:42 pm, seconded by M. Schwotzer with all in favor.
Respectfully submitted,
Denise Gregson
Administrative Assistant