Dayton Planning Board
Regular Meeting
June 19, 2006
Members Present: Nancy Harriman, Derrick Vezina, Rick Shaw, Valerie Cole (alt.)
Members Absent: Ron Wormwood, Dick Hall
Others Present: Brad Lodge, Lisa and Steve Morse, Mike Lord
Administrative:
Nancy Harriman called the meeting to order at 7:05 PM.
Minutes were approved from the May 15, 2006 regular meeting.
Minutes were approved from the May 24, 2006 Linwood Acres subdivision site walk.
Minutes were approved from the June 5, 2006 Linwood Acres public hearing.
Minutes were approved from the June 5, 2006 regular meeting.
Rick Shaw moved to accept all the minutes as read, Derrick Vezina seconded.
OLD BUSINESS
FIRE DEPARTMENT: The Fire Department sent a letter to the Board indicating they would like to see cul-de-sacs instead of hammerheads in the Linwood Acres subdivision. The Board discussed hammerheads versus cul-de-sacs; no further action was taken at this time.
LINWOOD ACRES: The Board received a letter from Lyman Planning Board members stating that they have rescinded their decision to defer to Dayton and now wish to work jointly on the subdivision. The Board also received a letter from Lyla Kyriazi’s lawyer as well as a copy of a letter sent from the lawyer to Lyman, expressing concerns with the subdivision process. Although not present, Mrs. Kyriazi sent in a revised plan for the subdivision and all members received a copy. The Linwood Acres subdivision will be on the July 19, 2006 agenda.
LISA AND STEVE MORSE, BICKFORD ROAD SUBDIVISION: The Morses and Brad Lodge handed out sketch plans for the proposed subdivision on Bickford Road. The property has two existing lots (Sawyers’ and Cushmans’) and the Morses propose to build three more lots: two to sell and one that they would retain as their house in the back of the property. They plan to build a road off an existing road. The right-of-way would be the road to Lot 4, with a cul-de-sac or hammerhead.
The Board explained that the new road regulations will be enforced and will require a 20-foot wide paved road, with a walking path and three-foot shoulders. Jim Roberts explained that the existing Bickford Road is only 18 feet wide so the new portion could not be expected to be wider. Jim Roberts pointed out also that, should the Morses wish to have this considered a town road in the future, the town must vote to accept it. A benefit to keeping it as a private road is if the road cannot be built to town specs (because of ledge, grade, etc.) The road may remain private because it can't meet town specs, but can be built as close to town specs as possible.
Jim Roberts reminded the Board that the developer could be required to put money into escrow for road improvements.
Lisa Morse asked if the road would be grandfathered if built to town specs, as Bickford Road is only 18 feet wide. They feel they could build an 18-foot road with 3-foot shoulders on each side.
The school bus does not currently go down Bickford Road; children are picked up on Hollis Road. Jim noted that Bickford Road is to be graded and paved soon.
Lisa asked if their road should begin at Sawyers’ or at Bickford Road. According to Jim Roberts, it should begin at Bickford. Mike Lord asked how many lots are proposed, Lisa explained that there are two existing and they plan to build three more. Mike Lord asked if there is an existing pond, explaining that the Fire Department is concerned with whether there is sufficient volume and flow in the event of a fire. Jim Roberts noted that there is a nearby subdivision that was done in two phases, Phase 1 ended in a hammerhead and then when Phase 2 was completed the developers created a cul-de-sac. He noted also that cul-de-sac standards had been determined previously, but may not be sufficient size now.
Lisa explained that if they did a second phase in the future, it would be off Lot 5. Jim Roberts noted that if there is a Phase 2, it should be noted on the plans.
Brad Lodge explained that if the road has to be built to town specs, it might be necessary for financial reasons to create more lots. He then handed out another sketch plan with two additional lots. He explained that the proposed driveway on the boundary of Lot 3 would access the lot where the Morses would like to build their home, and asked if it would have to be built to spec and whether it could be considered a right-of-way and still meet the road frontage requirement. If it is necessary for the Morses to have it meet road frontage, they would tar to a certain point. He questioned whether a right-of-way could meet road frontage requirements if it is not built to town specs. Jim Roberts noted that if it only serves one lot, it is not considered a street.
Al Frick is scheduled to do test pits; Brad Lodge asked if any unaffected wetlands had to be shown. Jim Roberts felt that all the wetlands should be shown.
Brad asked if the whole Cushman lot would be required to be shown on the plan. There has not been a boundary survey done on this lot. Jim Roberts noted that it has to be shown and has to have the acreage noted, but does not have to be surveyed. Brad Lodge felt that they could be fairly accurate based on the deed description.
The Board discussed waiving the sidewalk requirement because Bickford Road does not have a sidewalk. After discussion it was determined that the road will be 20 feet, paved, with 3-foot shoulders. The Board still has not decided on hammerhead versus cul-de-sac. Mike Lord explained that in the winter a cul-de-sac can get narrower because of snow. He noted that the corner of the road would be much easier to negotiate if it has a sufficient turning radius. The size of the radius would depend on the number of total lots and whether there is a Phase 2. Nancy Harriman asked the developers what their preference would be for the road, Brad Lodge noted that it would be better for them if there is a hammerhead for Phase 1 and then when Phase 2 is done, the road would end in a cul-de-sac.
Nancy Harriman noted that if cisterns are installed, it would be necessary for the town to have a maintenance agreement on file for it. Mike Lord stated that he would like to see a cistern at the end of the hammerhead/road. There currently are no cisterns on Bickford Road.
Brad Lodge asked what the Board would like to see for contour elevations on the final plans. The Board noted that it had not specified in the past.
The applicants were informed that the Plumbing Inspector wants two test pits on each lot and wants 48 hours notice before the pits are dug. On the application the total acreage must be declared, but can be separated out for Phase 1 and 2. If the Morses plan to give land to their children in the future and create a Phase 3, then it should also be delineated. Fees should be paid now for Phase 1. The applicants would have to come before the Board for each phase. At this point the road design only needs to be provided for Phase 1.
A site walk was scheduled for Wednesday, July 12, 6:30 PM.
SDI: No new information.
PAT FRASIER, WHISPERING WILLOWS SUBDIVISION: No new information. Mr. Frasier was scheduled to be on the agenda but did not appear.
LISA COLE, CUP It appears that the Coles may not pursue the CUP and may renovate an existing structure instead.
RICK AHERN: No new information.
LYNNE MARIE PLOUFFE: No new information.
NEW BUSINESS:
Nancy Harriman reminded Board members that they may sign up for information on the SMRPC and MMA web sites.
LEGAL COUNSEL: The Selectmen are in the process of retaining a new town attorney from Smith Elliot.
AGENDA: There will be no meeting on July 3, as not enough members will be present due to the holiday. The agenda for the next meeting will include Ed LeBlanc for Anderson Farms and Lyla Kyriazi for the Linwood Acres subdivision.
Rick Shaw motioned to adjourn the meeting at 8:25 PM, Derrick Vezina seconded. All voted in favor.
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Valerie J. Cole, Secretary
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Nancy Harriman, Chair
COPIES TO: Jim Roberts, Code Enforcement Officer, and Selectmen
THESE MINUTES MAY NOT BE TRANSCRIBED VERBATIM. SECTIONS MAY BE PARAPHRASED FOR
CLARITY.
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