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New Haven Planning Commission
New Haven Town Hall
November 2, 2006
Members Present: Allen Karnatz, Donald Johnston, Jim Walsh, Stuart MacCrellish, Mike Sweeney
Members Absent: Susie Leonard, Tom Boise
Staff Present: Cris Messerle, Zoning Administrator (ZA)
Guests: Francis Sturtevant, Mark Skeffington, Colleen Skeffington, John Madden
Allen Karnatz, Chairman called the meeting to order at 7:00 PM.
Public Hearing:
1. VELCO and Amos Roleau request a boundary line adjustment on portions of parcels 254 and 289, located on Main Street.
A continuance for this hearing was rescheduled for the December 2006 meeting.
2. James McGrath, DBA New Haven Self-Storage, requests a site plan review to construct four (4) additional storage units on his commercial property located at 2877 Route 7 - Ethan Allen Highway.
Allen Karnatz asked if the Planning Commission (PC) members would like to do a site visit. PC did not feel it was necessary.
Donald Johnston indicated that he assumed that the ground surrounding the individual storage units would be gravel same as the existing storage buildings. Donald indicated that this property was highway commercial, with a 30 foot setback in the back.
Cris Messerle indicated that he was familiar with the site and had no problems with the proposed site plan.
Open for Public Comment
John Madden indicated that his main concern was screening for the site. The Town Plan mentions maintaining the scenic corridor along Route 7, Ethan Allen Highway and would like the PC to address the screening issue. John indicated that the current cedar screening seemed to have the tops removed from the trees and questioned this practice.
John also questioned the commercial set back regulations.
Public Comment Period Closed
Jim Walsh asked if the self storage was still owned by Jim McGrath. Cris Messerle indicated that it was. Jim Walsh then asked if there was a right-of-way/access to reach the proposed new residence to be located behind the self storage unit. Cris Messerle indicated that Jim McGrath has a road access to the residential property off of Campground Road, but Jim McGrath mentioned that he would probably use the access off Route 7 (to his son’s carpet business) to actually access the residence. Jim Walsh feels that the proposed storage units may be in the right-of-way of this access that Jim McGrath plans to use.
Jim Walsh asked if the current regulations require that the proposed new storage buildings match the existing buildings in color, style, siding, etc. Allen Karnatz indicated that the regulations do not address this. Jim Walsh asked about lighting as it was not addressed in the site plan.
Stuart MacCrellish felt that the PC should put in a condition regarding lighting.
Stuart MacCrellish made the motion to adopt the site plan with the lighting and screening conditions as written below:
Conditional Uses for this site plan are:
1) any new lighting on the premises shall be in conformance of Section 440 in the Zoning subdivision regulations.
2) current and new plantings for screening shall be maintained to eventually provide sufficient screening of the storage unit buildings from Route 7, Ethan Allen Highway.
Jim Walsh seconded
Discussion – none
Vote: Yes – 5 No – o Abstention – o
Motion carries
3. New Haven Power Equipment (owned by Michael Lee) requests a site plan approval to construct two (2) warehouse buildings on his commercial property located at 3065 Route 7 - Ethan Allen Highway.
The proposed warehouse sizes are: 30 x 60 and 40 x 60 are for storage.
Open for Public Comment
John Madden indicated that screening does not exist on the east side of this property along Route 7 - Ethan Allen Highway. He would like to see appropriate screening in a northerly and southerly direction from the existing building.
Cris Messerle indicated that when commercial property abuts residential property – as this commercial property abuts the residential property to the north – screening is required with a 25 foot buffer.
Public Comment Period Closed
Cris Messerle mentioned that Mike Lee is currently using old semi-trailers for storage and there are number of them now on site. The use of old semi-trailers for storage is an issue that is becoming prevalent on many commercial and residential properties in Town; and once these semi-trailers are in place they do not seem to be removed. The current regulations mention temporary structures as it pertains to construction sites and temporary structures are only good for a year with approval through the Zoning Board of Adjustments (ZBA). Cris feels that semi-trailers are temporary structures.
Stuart MacCrellish asked if the new warehouse building would replace the semi-trailers on site. Cris Messerle indicated he was not sure.
There was discussion on the use of semi-trailers for storage among the PC. Allen Karnatz felt that this issue should be addressed in the next rewrite of the regulations.
Mike Lee arrived at the meeting.
Stuart MacCrellish asked if the warehouses would be wood or metal buildings. Mike indicated they would be metal.
Jim Walsh asked if the items currently in storage in the semi-trailers would be moved into the warehouses once complete. Mike Lee indicated that items stored in the semi-trailers would not be moved into the warehouses, but other items currently located outside on-site would be moved into the warehouses.
Mike Lee indicated that screening is currently along one side. Mike feels that screening is counter productive as it hides the business and he is opposed to hiding his business.
Mike feels that if he can build more buildings to store the stuff currently outside, this will make the property neater.
Cris Messerle indicated that commercial buildings come under the State Labor and Industry jurisdiction and this should be mentioned at a condition to this site plan.
Jim Walsh mentioned that outside lighting should be addressed as a condition. Mike Lee indicated that outside lights would be over outside doors.
Stuart MacCrellish mentioned that screening of the new buildings should be addressed as a condition to the site. Screening should be planted between the new storage building (to the north of the existing main structure) and the chain link fence. This location would not adversely affect the business.
Mike Lee indicated that he had not finished grading in that area. There was discussion as to where the screening should be planted (i.e. in front of the chain link fence; behind the chain link fence).
Donald Johnston made the motion to accept the site plan as presented with the below written conditional uses:
Conditional Uses for this site plan are:
1) as of the condition of the Certificate of Occupancy, all State Permits must be approved prior to the Zoning Administrator issuing a Certificate of Occupancy.
2) any new outside lighting on the premises shall be in conformance of Section 440 of the Zoning subdivision regulations.
3) approximately 70 feet (or 25 beyond the northerly edge of the new warehouse building) of conifer landscape screening will be planted between the northerly new warehouse building and the chain link fence.
Mike Sweeney seconded
Discussion – Donald Johnston wanted to add a time line on the planning of the screening. Screening should be in by October 30, 2007.
End of discussion.
The motion and conditions now read as:
Motion: to accept the site plan as presented with the below written conditional uses:
Conditional Uses for this site plan are:
1. before the Zoning Administrator can issue a Certificate of Occupancy, all required State permits must be approved.
2. any new outside lighting on the premises shall be in conformance of Section 440 in the New Haven Subdivision Regulations.
3. approximately 70 feet of conifer/evergreen landscape screening shall be planted between the northerly new warehouse building and the existing chain link fence that is shown on the site plan. The screening shall extend at least 25 feet beyond the northerly edge of the new warehouse building. The landscaping shall be in place by October 30, 2007, and shall provide appropriate screening for the new building. The plantings can be smaller, young trees (at least 3’ in height) but shall be maintained to allow for adequate screening within a few years.
Vote: Yes – 5 No – 0 Abstention – 0
Motion carries.
Public Hearing portion of this meeting ended at 8:10 PM
Visitor Business
1. a) Francis Sturtevant wishes to discuss a boundary line adjustment on his property located at 1238 Hunt Road.
Francis would like to move the current residential boundary line to the west to add 2+ acres with the pond onto his existing residential lot. The boundary line will to go back to the VELCO easement, making the total residential lot approximately 5 acres.
Allen Karnatz mentioned that Francis would still have to warn this site plan for one hearing and present a Mylar for recording.
Francis came before the PC to see if there were any problems or concerns with this boundary line adjustment. Francis will contact the PC when he is ready to warn this site plan.
1. b) Cris Messerle asked a question with regards to a property that Mark and Colleen Skeffington have purchased. It is lot #246 (12+/- acres) boarded by Route 17 on the north and accessed by Mountain View and diagonal from Rally Sport on Route 17. The Skeffington’s question concerns the mean lot depth of 500 feet. Because the lot is oddly shaped, does it meet lot depth, and does the mean line need to come off of Route 17 or can it be measured from the Mountain View access?
After discussion it was decided that lot #246 was an existing lot since 1983. The mean depth would only be in affect if Lot #246 was to be subdivided, but the Skeffington’s are only looking for a building permit on the existing 12 acre lot, so mean depth is not relevant for this issue.
Mark Skeffington asked what the distance off Route 17 for structure placement is. Allen Karnatz indicated that it was 100 feet from the right of way or access.
End of Visitor’s Business
New Business
Cris Messerle indicated that before he can issue any permits he needs in writing PC approval. He is creating a new form to accomplish this and passed out to PC members a draft copy for their review.
Cris Messerle updated the PC regarding the Select Board meeting and the Select Board’s discussion regarding Phoenix Feeds.
Correspondence
Review of October 5, 2006 Planning Commission Minutes
Jim Walsh made the motion to approve the minutes as presented
Allen Karnatz seconded
Discussion – none
Vote: Yes – 5 No – 0 Abstention – 0
Motion carries
Old Business
John Madden passed out Docket Number 153-7-06 and indicated that it is still in Superior Court.
Allen Karnatz made the motion to adjourn
Jim Walsh seconded
Discussion – none
Vote: Yes – 5 No – 0 Abstention – 0
Motion Carries
Meeting adjourned at 9:15 PM
Respectfully Submitted By
Karen Gallott