Pittsfield Planning Board
Town Hall, 85 Main Street
Pittsfield, NH 03263
Minutes of Public Meeting July 5, 2007
ITEM 1. Call to Order
Meeting called to order at 7:05 P.M. by Eric Bahr, Chairman.
ITEM 2. Roll Call
Members Present: Eric Bahr (EB), Chairman, Fred Hast (FH), Daniel
Greene (DG), John Lenaerts (JL), Selectman Ex Officio, and Delores Fritz,
Recording Secretary.
Members Absent: Bill Miskoe (BM), Vice Chairman, Paul Metcalf, Jr.
(PM), Rich Hunsberger (RH), Peter Newell (PN), Alternate, Chris Conlon
(CC), Alternate.
ITEM 3. A continued Public Hearing for application for a Site Plan
Review filed by David Ossoff, 5 Main Street, Pittsfield, NH 03263 (Tax
Map U-6, Lot 1) for an indoor paintball field. The property is owned by
David Ossoff, 5 Main Street, Pittsfield, NH 03263. This property is located
in the LIGHT COMMERCIAL/INDUSTRIAL Zone.
(EB) related that there was not a full Board tonight, and they are entitled to a
full Board, however, we can proceed tonight as we do have a quorum.
Mr. Steenbeke, representing Mr. Ossoff, related that he would like to
continue as planned.
(EB) related that we still did not have the Police and Fire Department sign
offs. Mr. Steenbeke related that the Fire Chief did meet with Mr. Ossoff at
the warehouse about a week and a half ago, and at that time, Fire Chief did
have some concerns in regard to the building. The Fire Chief related that he
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did not realize that an indoor paintball field was being proposed for that site.
The Fire Chief related that he had some concerns regarding petitions, netting
and sprinkler system, EXIT door, and the fact that there were some vehicles,
which are “housed” in the building, as well as the storage of paintballs. The
Fire Chief has not as yet filed any report in this regard to the Planning Board
as he related to Mr. Ossoff that he would have to do some research in regard
to the netting/sprinkler system and whether the building could accommodate
occupancy. Mr. Steenbeke related that the Fire Chief noted that he would
not have this information available tonight and not on the 19th of July as
well, when the Planning Board meets again. Mr. Steenbeke related that he
had anticipated starting construction, but in lieu of what has occurred, they
have decided to hold up on the construction start. He noted that time is of
the essence for them since they had anticipated starting up shortly. He
related that if this cannot be straightened out he would like to know as soon
as possible, so that he can search for another s ite elsewhere.
Short break at 7:10 P.M. Resume at 7:15 P.M.
(EB) noted that essentially the Board is in the same spot it was two weeks
ago. Fire Chief Gary Johnson was called and noted that he would be present
at the meeting shortly. This matter was tabled until Fire Chief can appear.
ITEM 4. A Public Hearing for application for a two-lot Minor
Subdivision at 35 Eaton Road, Pittsfield, NH 03263 (Tax Map R-17,
Lot 7A). The property is owned by Bruce A. and Jacqueline L.
Clattenburg, Jr., 35 Eaton Road, Pittsfield, NH 03263. This property is
located in the RURAL Zone.
(DG) Motion to approve application. (JL) Second.
It was noted that there were no sign offs from any of the Department Heads
except Zoning Board. (EB) noted that at this point, Board could reject
application as incomplete, stop proceedings now, or approve application
contingent on receipt and acceptance of Department Heads sign-offs. Board
was polled, and it was agreed by all that they should proceed with Public
Hearing and approve application as complete contingent upon receipt of
Department Heads sign-offs.
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(DG) Amend Motion to note approval of application contingent upon receipt
of Department Heads sign-offs approval. (JL) Amended Second.
Carried 3-0.
At this point, Fire Chief Gary Johnson appeared at meeting and Public
Hearing for Bruce and Jacqueline Clattenburg, Jr. was tabled temporarily.
(EB) requested information from Fire Chief as to what was the hold up on
the paintball field. Chief Johnson related that he had talked with the owner
and noted that there were some issues in regard to the site for the indoor
paintball field. He noted that he was first of all, unaware of the proposed
project and after meeting with Mr. Ossoff noting that this was not an easy
project. He noted that the site was previously industrial and now was to be
an amusement area. He noted there were some issues on the netting on the
ceiling and the sprinkler system in regard to deflection patterns as paint
effects temperature and noted that there should be an inspection of the
building, complete plan review, and any projected changes. He related that
this would be time consuming and some research would be involved
probably taking about three to four weeks before it could get done. He noted
that in the end, the costs might be prohibitive. He noted that he would need
a complete set of the plans in order to determine if it would meet code
requirements.
As far as egress was concerned, Mr. Steenbeke questioned why it would be a
problem since it was previously industrial and with the indoor paintball field
there would be less people in that area than were originally employed there.
Fire Chief Johnson explained that workers were familiar with the area and
the fire exits, but “players” would not be that familiar with the area and
besides, partitions were going to be constructed dividing the area changing
the exit pattern. Mr. Steenbeke noted that there is a similar type structure in
Somerville, MA, which is larger, and perhaps, he could get some
information from them in regard to the Fire Chief’s issues. Various options
to accommodate the Chief’s concerns were discussed as well as a future date
as to when these items would be noted and adjusted. After discussion it was
noted that the matter would be rescheduled to July 26, 2007 at 7:00 P.M.
date certain. If it had to be continued because these matters could not be
concluded, the Public Hearing would probably be continued to August 2nd.
Fire Chief Johnson related that he could not promise that the issues would all
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be clarified by July 26th, but he would attempt to offer a preliminary report
as to the status of the issues as noted previously.
(FH) Motion to continue Public Hearing for David Ossoff to July 26, 2007 at
7:00 P.M. date certain. (JL) Second. Carried 3-0.
Fire Chief Johnson noted that he is now working with the Building Inspector
to review all plans before Building Permits are issued.
ITEM 4. Continued
Mr. Jeff Green representing the Clattenbergs.
He noted that this is a minor subdivision of less than six acres, actually 5.18
acres. There is a current residence on the property with a garage. They
would like to subdivide it into two lots; one would be 2.8 acres and the other
2.99 acres. There would be two access areas on the new l ot and there is an
existing driveway on present lot. (JL) questioned the frontage. Mr. Green
noted that there would be about 300 ft. frontage, more than is necessary.
(EB) noted that the proposed property line would go through the existing
well. Mr. Green noted that this was correct and that the current well is being
used. He noted that a new well would be constructed and that it would meet
State standards. (FH) noted that since the boundary line is over the well, if
approved that the owners would have get a covenant with the new owner
that it can stay where it is.
Open to Public Input
None.
Close to Public Input
(EB) questioned where driveway would be for new lot, and it was noted that
this had been discussed with George Bachelder and they had agreed on a
specific area where it would be easily accessible. (DG) questioned whether
there would be any run-off issues. Mr. Green noted that there should not be
any run-off issues since it would be going in the other direction. (EB) noted
that the only issue he could see was the existing well on the property line,
which could be covered by a covenant with new owner.
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(DG) Motion to approve two-lot subdivision contingent upon deed noting
covenant concerning well is located on property line and approved
Department Heads sign off. (JL) Second. Carried 3-0.
(EB) advised of 30-day appeal process. He noted that the Mylar would be
signed after the 30 day appeal date has passed, which would be
approximately on August 5th.
ITEM 5. A Public Hearing for application for a lot line adjustment filed
by Maurice Luckern, Jr. 254 Ridge Road Top, New Durham, NH 03855 of
property located at Broadway and Clark Street, Pittsfield, NH 03263 (Tax
Map U-2, Lots 2 and 3). The property is owned by Maurice Luckern, Jr. and
is located in the LIGHT COMMERCIAL/INDUSTRIAL ZONE.
Mr. Webb Stout noted that he was representing Mr. Luckern and that he
appears here tonight in the absence of the architect who originally drew up
these plans.
He noted that this is in regard to a lot line adjustment at Broadway and
Clark. This is currently a non-conforming lot in regard to frontage and
acreage. He noted that Lot 2 would go from .4 acre to 2.1 acres and Lot 3
would go from 6.9 acres to 5.22 acres. He noted that the frontage would be
broken up but would be better than it was previously, as they currently do
not meet frontage requirements. Essentially, it would make a nonconforming
lot into two “less non-conforming” lots. He noted there are
reciprocal easements for both lots for utilities purposes and this will not
change, as would access to the property. (JL) questioned what the rationale
was behind this change. This was unknown by Mr. Stout, but after a phone
call to owner, it was noted that it would make the lots more definable and
saleable.
Open Public Input
Several abutters were present and were able to review the map and the
proposed new property line adjustment. Board was questioned as to if they
would need to know “Why?” this was being done before they would approve
it. (EB) noted that at this point, it would not be necessary to know the exact
reason for the property line adjustment as all they are essentially doing
tonight is potentially approving the lot line adjustment. He noted that
though it is not a “good looking lot,” with the lot line adjustment it would be
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better than it was before by increasing frontage and giving it a more uniform
look.
(DG) Motion to approve lot line adjustment for Maurice Luckern, Jr.,
Tax Map U-2, Lots 2 and 3. (JL) Second. Carried 3 -0.
Mr. Stout noted that he would also have a 30-day appeal process to wait and
questioned whether it would require Department Heads approval?
(EB) noted that the 30-day appeal process is in effect as of tonight and that
since Board is essentially just approving a lot line adjustment, no
Department Head approval would be necessary.
ITEM 6. A hearing for a non-binding Conceptual Plan of a four to eight
lot frontage subdivision on Ring Road, Pittsfield, NH 03263
(Tax Map R-36, Lot 8.) The property is owned by Robert and Carrie
Johnson, Johnson Brothers Farm, 55 Ring Road, Pittsfield, NH 03263. This
property is located in the RURAL Zone.
(EB) explained the guidelines for a non-binding conceptual hearing and that
that Board would try to answer any/all questions he posed and give nonbinding
opinions.
Mr. Johnson noted that he is the owner of Kimball Farm as well and that he
was interested in doing a cluster subdivision rather than a frontage
subdivision. (EB) explained the process that was necessary in order for him
to proceed in either of these cases. Mr. Johnson presented a plan of what he
would like to attempt to do. The Board discussed with him the definition of
a cluster development, frontage, open land, common land, road upgrades and
additions, necessary areas for road and utilities, conservation easement of
house and land, wetlands, ownership of land, costs of houses in cluster
development, shared utilities, road bonding, egress of road and Class 5 and 6
roads. He also questioned whether the existing house could be part of the
cluster development, which is affirmative. Mr. Johnson wanted to know if a
cluster development had ever been approved in Town before? (FH) related
that there were now several such developments in Town and advised him
where they were located so he could get an idea of what they looked like.
(EB) related that once he decided on the specific area and amount of land to
be utilized, and its location, it could not be changed once the process was
begun.
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(EB) suggested that he discuss this with Building Inspector so that he could
“walk” him through the procedures. Mr. Johnson questioned who would be
the abutters and was advised accordingly and (EB) noted that the Building
Inspector could also assist him with this. Mr. Johnson questioned whether
he would have to decide on architectural styles but Board noted that is not
something they deal with and would be best discussed with developer.
ITEM 7. Selectman’s Report
(JL) related that the BOS did not meet this week and there really was
nothing new to report.
ITEM 8. Members Concerns
(EB) There will be no meeting on July 19th as we will be having a Work
Session and doing the bus tour. Meet at Park and Ride at 5:50 P.M. to call
Work Session to order.
(FH) wanted to know how the proposed changes noted at the last work
session would be processed. (EB) noted that a draft of changes would be
accomplished, then sent to Town counsel for review, finalized and then go
before Town Meeting.
(FH) related that he had some concerns regarding 12 Broadway. He noted
that the building should be “sprinkled” and that no way should the Site Plan
ever be approved without the sprinkler system in place since Mr. Jensen has
had quite some time to install new or update present system. He noted that
he thought the Board was on the verge of approving the Site Plan Review
without this being in place. He noted that there is a very good reason why
the sprinkler should be installed/updated.
ITEM 9. Approval of Minutes of May 24, 2007 and June 21, 2007.
(DG) Motion to approve Minutes of May 24, 2007. (JL) Second.
Carried 3-0.
(EB) Since we do not have a full Board tonight, we will table approving the
Minutes of June 21, 2007 until the August 2, 2007 meeting.
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ITEM 10. ADJOURNMENT
(DG) Motion to Adjourn at 9:25 P.M. (JL) Second. Carried 3-0.
APPROVED: September 20, 2007
______________________________ ________________________
Eric Bahr, Chairman Date