Planning Board - Regular Meeting

All right. All right. I'm going to bring the meeting to order. I'm Don Bubby from 135 B Road. Get McDaniel board rep. Carrie Mcin, community development director. Jess Duke, 50 Brown Hill Road. Kristen Hayden to Colonial Terrace for Hopkill Road. Levi Barry 19 Drive. Ben Davis 9 Wheeler Road. Sandy Crystal One Shore V Drive. All right. We don't have a recording secretary tonight. We don't have one at all. We don't have one at all. I am going to do my best. Um, we haven't hired a new person. She starts uh in a couple weeks on March 30th. Good.

Um, so wait, we have one, two, three, four, five regulars. So, do you want to add two alternates? Sure. Or up to you. Do you want to So, we got three. You need two, not three. You need two. Oh, two. Yeah. Um, I guess you're out, Levi.

All right. Application number 501-26, Ryan Stacy LLC. continued from February 19th. Um, proposed four lot residential subdivision located at 108 River Road. Come on up. I brought the big guns this time. I'm just big in size. For the record, my name is Maria Dolder. I'm the attorney on the project. Jacqu Banga, surveyor on the project.

All right. So, as you may recall at the last meeting, we had a lot of discussions obviously about the project where we got stuck with was on the erosion plan. So, I do believe it was just submitted to today. So, we apologize. It was it took a little bit to get it all pulled together, but we did have Anthony Costello prepare a drainage calculation and a plan for the board. So, I think that's the last thing that we need to walk through. So, I wasn't sure if everybody had a chance to look at his actual report. Now, we have Yeah, I was going to say there's not much. So, I didn't want to read through it for you. I can sort of summarize it if you'd like.

Yeah, summary would be great. So basically what he did was he did a little project description because when we had spoke he said projects like this are kind of difficult to do this type of plan for because generally speaking you're looking at a road and so you deal with the roadway when you're doing um you know an erosion plan because these are so few lots and they're just going to be single families it's a little more difficult. So what he did was in order he kind of tried to look at a pre- and a postdevelopment um obviously uh drainage and so in doing that he assumed that we have 14,000 square feet of existing forested area will be replaced with about 4,000 square ft of impervious and then 10,000 square feet of grass for the development of each lot. So he kind of made some assumptions because we don't know where the houses are going to go and we don't know their size or any of that right now. So he made some assumptions so that he could take a look at it and I think at the end of the day he has the erosion plan which is going to deal with construction.

It's more just construction details how you'd apply them to each each lot. There's not a real plan. It's just uh details of soul fence uh how to put it in and that type of thing you'd get on a big project without the plan.

And then his he walked through the soils which I think we talked a little bit last time that there the soils are good. they drain well and at the end of the day he basically said that the storm water is contained mostly on site he has an exception of the northerly runoff where it collects along the property line it does not have any outlet there but he said that the post-development peak flows are negligent and they do not warrant any storm water management structures for control so basically he's it's recommended that just we use best management practices in the development of each of the lots and so we're hope hoping saying that that satisfies what the board was looking for. When when I had when I talked to Anthony, I kind of explained to Anthony what the concerns were that, you know, the board didn't want to approve this and then suddenly have, you know, everything running out into the road. So, he prepared this with that understanding in mind.

So, we do have water on the property. Correct. So, we get we get copies and we'll also link it together with the subdivision plan to reference the approval back to this that will be on file here. with the uh the package. Do you are those copies you can pass around? Yeah. Yeah. Like I said, there's not really a plan. The rest of it's just instructions really. I brought I only brought four copies, but it's pretty typical. How large?

Spread a little text and sketches. It's a lot of text. I tried to look at it online when he sends it. I'm like

read I said the same thing for you. There you go.

Um so I talked to Anthony about this as well. I we thought that you know talking about the the best man instrument practices would be a good way to address it instead of drawing a plan based on guesses of what was going to be built. Um we also talked about the potential of maybe asking for a a real plan like drawn on a plan um when like before construction um that actually shows where they're going to implement these. So I don't know we could talk about that. I don't know how practical that is or if that

we've done that for a project in uh I think it was sudden where there were really small lots. It was a call subdivision or something but there there were small lots they had to implement on-site drainage plans really just management practices for each lot. There's only three lots. uh um more than one likely the existing home's not going to be they're going to uh renovate it, not tear it down and build a new one. That's what I was told last time anyway. So now we're only talking three new new lots would be under construction. So but uh we could, you know, prepare something like that per lot. What kind of things would you show on that? You'd show like where the salt fence goes and where

really just probably just a little more information on the septic plant. Um, again, it depends on where they put the homes, if they're close to the road or out back a little further. Again, it's flat for the most part. Um, except for those weird steep spots, but Well, I was going to say except for the big hills. Yeah, it it does. It definitely rises up, but Yeah. Yeah. Yeah. Yeah. I I was thinking the River Road lot, not the ones off of Vaughn. Yeah. Um,

I have a question about the the table 4-2 seed mixtures for permanent vegetation. Do you know what the origin of that is? I guess I have concerns. I know it it has a note about reed canary grass, but it really has crown veetch, which is really horrible, terribly invasive. I know it was used as erosion control, you know, because it grows so well. Um, anything you I mean we don't mind changing that. So, whatever you want to would suggest. I mean, it's just that's just the typical construction notes that get put on every project that's of any size.

Yeah. Sometimes it's based upon like is it an NRCS mix or a this or that. So, that's what I was Yeah. I mean, I don't think there's any issue at all changing seed types or plants or anything. Yeah. I mean, there's something you recommend or Well, I don't off the top of my head, I I don't know because even some of the NRCS stuff wasn't 100% native, but definitely uh crown vet should be out of there. Um I mean, there are several things on there that aren't terrific, but I uh I can't crown what? Crown Vet.

Is that for temporary seed or permanent? It's seed mixture for permanent vegetation. Okay. Well, nobody's going to go pull out temporary stuff. So, even if you're using it for temporary stuff, it's there and it's there.

Um, I am going to open this in the public, too. We're going to do that this Oh, sorry. We didn't pull out the gull. Sorry. That's all right. So, this is too public if anybody's got any questions or concerns on this project. Just came for the good entertainment. All right, I'll close the public air. So, potential conditions. There was one that's in here is low salt application because it's in the So, that was a recommendation from the drinking water protection committee. I'm not sure if they understood that it's residential. And there's no And there's no new road.

Yeah. Driveway. Um, so I don't I don't know how you would ask residents to try to do that. I think that would be difficult. You know, when a certific certification of wetlands signed, so there's no wetlands on site. So those we had talked about previously. They added a note to the plan that says there are no wetlands. But I think you had Yeah, we had talked about that. I know it's closed, but we had talked about that at the last meeting and you had indicated that we would be able to get somebody to confirm that in the spring. It was the first meeting without snow. So, yeah, exactly. So, that's fine. That's fine.

How about the idea that they would submit a more detailed erosion control plan once they know where the three houses will be situated? How about per site? perite per site per site as permits or as far as the timing of that typically we'd say before building permit but it's really before the site work right which would be before building permit they're not going to start site work they're not going to start the site work okay again it's not it's not like the building and infrastructure it's just individual access to houses okay so it would be appropriate to use building permit as the

stop point If if the houses are going to hook to the water line, we're definitely going to want to lower get it down to the mono road level. Like the especially like the first lot in the middle like that. I mean, I don't know how you Oh, you mean the location of the whole location of them? Yeah. I I I think knowing the builder that's supposed to be doing I think he's probably closer to the road than up top. Yeah. Um, and we did get a letter I think from the is that Penach the water supply? I don't remember who has it. Abnaki or Penach, whoever it is. We did get a letter from them, didn't I? Yes. The bills come from the Talib.

I did talk to the water company about We talked about that at the last meeting. Whitewater. White Water. You wonder if it makes sense. Then how does the board feel about the condition to remove crown vet seed from? I would have an opinion because I don't know. That's I'm I'm fine with that. It's not Yeah, I was going to say any other conditions people want to put on it.

So I'll make a motion to approve application 501-26 Ryan Stacy LLC with the following conditions. that an erosion control plan be provided per site before building permits are issued. Um the removal of crown vetch seed from the plan. Um address missing checklist items, receipt of state permits, professional stamps and signatures added to the final plan. Um all waiverss granted and conditions need to be on the final plan. That is my motion. I'll second. All those in favor? I thank you. Thank you very much.

Appreciate it. What's a fire? Um, it's a it's a simple subdivision. It doesn't include a road that um it's appropriate use of the it's it is in a residential district. Yeah.

Um the residential district. Well, I I think also is does the town itself reduce the salt use in the wood protection area around the um you know in that part of town when it treats stuff. I don't know. I don't know. I can make it up the hill. All right. All right. To the finding of facts, I'll make a motion that it is an appropriate use of a residential zone. And I think the no new road is and that there's no new road being added with the subdivision.

That's my motion. I'll second. All right. Oh, all in fair.

All right. Moving along. Application 201126 Alley Royalty LLC change of use site plan to add use listed in 5.11.c.3 indoor commercial recreational facility to allow an indoor soccer facility to occupy all four units of the building at 29 Duny Road. Come on up. A lot of people miss field house. Hello again. How's it going? Hello. You can all introduce yourselves to start, please.

Uh yeah, my name is Sean BL uh with Somb Street LLC. Uh Andrew McLaren with ownership alley realy. Ron McLaren Jr. with Ali Realy. So tell us what you want to do. Um yeah, we have our second building there at um and these guys are interested in renting out the whole building there. Um we just we were here a couple months ago for our other building. Yeah. Is it is this remind me what A, B, C or D on the plan?

So this would be the whole building. So it's 29 dunley which is 27 was the first unit. So, building B, building B is the numbering and has been changed a few times, right? So, A is occupied. Done is occupied. Y um B is standing. Um but now the warmer weather is coming, we're looking to finish, you know, get get ready. So, just do interiors, but um is this a full field?

Yeah. So, so what it will be inside is um essentially bathrooms, like check-in area, and then a field.

Um, so about the size of like a 7v7 soccer field. So, it's not like a full men's field, but it'll be used for like training, player development. So, you we're talking 20 kids, you know, 24 kids at a time in there, a couple coaches. Um, staggered time. So, basically training from four to five. The next training will be at 5:15 so the kids can leave new ones come. That will uh you know help the cause for the parking spaces. I think it requires 42 um by code or by your guys ordinances and there's 39 there. So, I mean, even if every kid had their own car, most kids are commuting with friends or, you know, parents are dropping them off, but we'd still be significantly underneath the

I mean, will you be renting this to adult teens? Oh, no. Nope. Nope. Why not? Just out of curiosity. Oh, yeah. Because because there's a demand. Yeah. Well, for one, the fields feels pretty small for that. Like I said, you know, it's about the size of a 77, and I just don't think there's any, you know, we probably would have kids in there until, you know, uh 4 to 9 at night. And I just asked I I have two 20 year olds. Yeah. You know, that that go to Bedford Yeah. to play soccer at 10:00 at night. And Well, they can come and train, that's for sure. Not for not so much for games,

you know. And I and I know when you know, Fieldhouse was there. Yeah. Um you know it they went late they would Exactly. Yeah. It's always always there which is is a great thing but you know what parking is obviously the Yeah. Field house was different in that they ran full leagues out of there. You know this this won't be the same. Exactly. Yeah. It's it's much smaller. Uh it's it's strictly right now we're renting out the dome. you know, golf town or hooks it. Um, and using like a half a field there. Yeah. So,

I I mean, doing this a whole building here, I mean, you're gonna obviously need more time slots than what you have to and or they're going to be really expensive time slots. Yeah. You know, it's not Yeah. I mean, it's it's Well, you can stagger better now. Yeah. Yeah. Which is which is fine. I mean, obviously you're going to stagger. The thing right now with the dome is Well, those are expensive time slots. You can imagine too. But

what happens there is that it's pretty full, right? So if we have the building, our own building, then it can be placed. We have 40 hours a week that we can do instead of the 10 hours they give us. So it'll be smaller groups, you know, but more more time slots. So So it's 42 require 39 is what they have. That the 49 includes their additional parking spots that they're proposing. Correct. 39. The 39. Yeah. And the 42, I think, is based off of the 200. Yeah.

200. I know that we're kind of like there isn't an exclusive thing in the ordinance saying um soccer field or rec, you know, we're kind of going into the it's a little fuzzy gymnasium slash athletic area of the ordinance which is where we got the parking requirements from even though it's not which is a tough because of course there's different types of sports. If you're playing you know basketball and you have three courts in this size there'll be a lot more kids you know um with soccer big field is not that big you know you bring up the parking

yeah so our parking so the closest category we have so for indoor commercial there's spectator seating and correct me if I'm wrong but there's no spectator area and then for gymnasium one parking spot per 200 square feet of the floor area of the gym and that comes out to that 42. Okay. And you have 39. Um 39 if you agree to the additional spots they've proposed. I was saying can you bring them up on the screen? Yeah. Do we want to We don't need to accept the application. We do.

Your honor. Done. I'll make a motion to accept application number 2011-26 alley realy as complete. I'll second. I opposed. Sorry, I'm trying to do minutes at the same time. Got a little short staff. No, no worries. Uh, okay. So, so it's this building B. And so the extra proposed spaces are these here. And so they are on, if you remember from when we reviewed the site plan, this is the the pavement.

And until now, we haven't seen any parking on the pvious pavement. So I attempted to reach out to Kent Brown about that and wasn't able to reach him. I mean, generally they should be fine. It should be fine. It's really You don't want to have trucks driving over it. Yeah. Um and then it's just making sure that it's identified so that it doesn't have salt put on it. Sand. No sand. No salt. It doesn't need salt. Doesn't need it because it's distracting. Yeah, it shouldn't. But but theory because it's near imperous pavement, you know. Yep.

If somebody's not careful. So what's that posting a sign during the winter or something? telling our salt tractor road is not public so it's not getting just as a personal note we I do have a family member that has a um a uh bowling alley bowling alley arcade center and the whole parking lot is um perous pavement with line you know every everything around the site is and that's been open for 8 to 10 years now and working as it Good pavement. Working as it should. Have they had to replace any of the pavement due to tires turning on it or anything? No. Okay.

Yeah. So, this is um I'll open this to the public if anybody's got any questions, comments, concerns. It's thrilling stuff, isn't it? Thanks for coming. Yeah. See you. I'll close the public hearing. The only obviously we have to do the waiverss but the only condition I can see is that um the use remain the same. We wouldn't want and this is not saying you have any plans to do this but we wouldn't want to turn this into basketball courts because that changes the nature of the parking but if those three units is it three four units remain the same. I think that would be a condition we could put on there. Yes.

Uh excuse me. We're going to be putting down uh turf field in there. Yeah. So, I mean it's and it's not cheap to put down. So, it's it's not coming up once we put it down. This approval with that goes with the process. Yeah. Exact. Yeah. Make the condition remains a single field and if they it was going to change they just you can't do it. You just have to come back. Yeah. And then I don't know if you want to their business plan doesn't involve like renting it out to large groups or holding tournaments or anything like that. Games. Um I don't know if you want to put that in the approval or if the size of it is self-limiting. I don't know how soccer works.

I mean it is so like part of these practices, right? Uh I mean there's 20 kids. There will be games naturally played amongst them. So that's a tough one to write into there. Yeah. I would be no game like in a like a large event or tournament that brings lots of programs. Correct. Exactly. Yeah. So yeah, Ben's pretty familiar. the spectator. Yeah. How would you phrase that if you want to do that? Um, how would you say like even if I I mean I don't know, you correct me if I'm wrong, but like even the tournament nature of it, if it was a tournament 7v7 or something like that, I don't know that that you still can't fit

Yes. more people on the field. And I wouldn't I mean like I I would ask I guess not to do that if possible because I don't want to be put in the box of like say we have a little tournament thing going on with kids from different age and you know they're we would plan it out properly so parking wouldn't be an issue but you know tournaments like is a vague term because like we have tournaments all the time that are just Yeah. I can't see how you can say you can't have tournaments and that's what I'm looking in comparison I'm thinking of is like the gymnastics center they hold

oh yeah like they hold a huge event and there's cars all over a river road so I was trying to think of if there's an equivalent of that there really isn't you know for for what we could do with one field so maybe just so that it stays one one field in all four having that one field is what will keep it there and obviously and I can see you're going to have demand and you're going to have, you know, these football teams that don't want to play. You know, it'll be a space. It's it's a people want to get out and and and I can see it going late, which isn't a problem because there's no other traffic. Yeah. Correct. I mean, at least here when they're getting out on the 3A, there's a nice, you know, controlled intersection late now. So, yeah.

Unlike Tallwood Drive that I wait 10 minutes to leave work at the 3A. Carrie, this may be a dumb question, but is there um a capacity for like fire? You know what I mean? Like is there There is I don't know what that number is. I think we looked up when I met with you and the building inspector, it it was pretty substantial, like 200 or something. So, so you do have more than parking spots. Yeah, you do have parking on both sides. Yep. Correct. And so, the back door is going to be an active door. I know. Um that was something that we thought about. Um, so with the first one, yeah, was

Yeah. So both doors, so the they're not going to have to walk all the way around. People aren't going to parking, you know, park in non-p parking spots just to make it easy for themselves because they'll be able to walk right in the back. So that could be another condition, which is what that there's I think active door is a good term in the front and the rear of the building so that Yeah. So, no one's parking like in the back and having to walk all the way around or trying to squeeze into the front so they don't have to park in the back. Um, I'll make a motion this does not have a regional impact. Second, you got that. All those in favor? I opposed.

I'll make a motion to approve the parking waiver. Do you want to provide any justification parking just because it's you know extremely the parking spaces are extremely close to the standard um and the nature of the building suggests that even that won't be an issue based on the business plan proposed. Yeah. As our parking standard is based off a generic gymnasium which is a little different from us. That's my motion. I'll second.

All those in favor? opposed and then so conditions will be remain a single field and that there be an active door in the front of the back of the building. Any other conditions anyone would like to place on it? We want them to record a notice of decision of the registry of deeds. Oh, yeah.

Oh, those ones. Okay. I want they're on the list on there. Good. Right. I'll make a motion to approve application 2011-26 Alley Realy LLC with the following conditions. That the um building remain a single field. That there be an active uh front and back door on the facility. Uh that a rec a record assigned notice decision at the Marmont County register of deeds. Um all original conditions of approval remain in effect. That's the motion. I'll second. All those in favor? I oppose. Thank you. Good luck, guys. Thank you very much. Appreciate your time. Are you guys will you guys do birthday?

Seriously, I'm being serious. Definitely refreshing. Thank you very much. No, Jim. Yes. Right. I mean, it's great, but it is and be busy. I'll make a motion that the finding of facts include that this is an appropriate use of the building based on the local zoning. Um that our ordinances this would fall into the gymnasium category and this fits in line with that but it's not an exact match.

So moved. It's one of just that they're renting all four units so they have all the parking for the building. Okay. So moved. That's the motion. So I don't have to repeat it. He's seconding it. I'll second. Okay. All in favor? I know. Is that it?

Interested in anything? The people here. You're interested in Oh, we just come for the entertainment. Just cur We were just curious on those last two things. Okay, that's it. But we figured we wouldn't walk out at the same time. Walk out. What else do we have? Not offensive. Did I miss something? I don't know. That would hardly be the most offensive thing that's happened in this room. Sandy, any changes to the minutes? Uh, no. I previously I'll make a motion to approve the minutes of February 19th, 2026. Second. All those in favor?

I oppose. Um, I'll just remind everyone again that the master plan steering committee is hosting a community visioning session next Wednesday, March 25th at 6:30 at focus. Um there's pizza and child care and there'll be five breakout sessions on different topics. There'll be regional planning commission staff and master plan steering committee members kind of facilitating those discussions at each of the breakout groups. And if any other planning board members want to help facilitate or just participate, it's much appreciated. Maybe

6:30 to 8:30. 6:30 to 8:30 there's pizza. Um, and if there's any way you can help spread the word, that's appreciated. We gave out a lot of Yeah, we gave out a lot of flyers at town meeting, school meetings. So good. Hopefully we were able to reach a lot of people that way. So, um, I see there's a conceptual for the property over here on Facebook. Does the town actually have one? We do not. If anyone wants to see it, they can look at the sign. Um, I expect So, that's that's a sign that's out front of the Yeah, it's like somebody posted Why they moved the sign? Did that Was it too close to the road or It was Yeah, it was in the rightway. Um,

did they get a permit for that sign? In progress. Okay. Um, lot of Facebook questions going on. You know, we're all on the take for this project. It's already approved on Facebook. I've been trying to explain that it's not been approved. Right. Not everyone always has not even submitted. So, we'll see. I will also say we're I've been busy meeting with developers and engineers. There's a lot of stuff coming this spring. We already have a good handful of stuff for April. Um, and hopefully I'll still be here for the April meeting. That's the plan. So, what happens when you're not here?

Uh, Matt Monahan from the regional planning commission as the circuit writing. Um, and then our new land use assistant starts on March 30th. So, I'll have got some experience with She does. She worked for an engineering firm previously doing submitts to town. So, she's has some more experience on that side of the counter. Um, and she's familiar with AOT permitting and all those those aspects. She's helped she's not an engineer, but she's helped prepare all those submitts and all those documents. Um, and then she also has some experience working for a town doing exactly the job here. Nice.

I guess she start your next meeting. Um I had a question on the intent to cut. So the town itself doesn't have any ordinances or regulations when it comes to logging. You can't really regulate logging. Your towns are not allowed to. Okay. They used to actually have a little thing about like you may need a wetland permit and years ago DRA said, you know, that's what I thought. You just you just got to put in an attention 50 ways to sign it.

Yeah. The intent to cut is a tax document. The DRRA taxes the timber and it's very they have a very limited focus on on that. Um, and so there's like four reasons listed on the on the form why the town could refuse to sign it and they're like if the owner didn't sign it or if the information is missing or incorrect or if they owe the town money and they don't have a bond in place. So buffer strips, those are things we can't there are, you know, there are some state regulations depending upon what they're doing and what have you. So it's all the state level. the state level. That's what I thought. I just wanted to Yeah. confirm.

Yeah. And in fact, in 2012, um there was whatever limited planning board authority there was, it was taken away. Got it. I'll make a motion to second. All those in favor? I have a good evening. Well, thanks for coming in.