Minutes of December 1, 2004

Chairman Steve Hamilton called the meeting to order at 7:02 p.m. Present in addition to the chairman were Joe Fitzpatrick, Geoff Gardner, Dave Jakway, Ann Sweet, and Bob Switzer. Rick Hotchkiss represented the selectmen. Don Primrose was absent.

Minutes of the meeting of November 3, 2004, were approved as distributed.

Master Plan update
Chairman Hamilton suggested members review the draft of the updated master plan page by page. The process took an hour, and various minor corrections were made. A public hearing will be held at the next meeting of the planning board, January 5, 2005. Chairman Hamilton offered to have up to 25 copies of the master plan, once approved by the planning board after the public hearing, reproduced at his place of work, Citizens Bank. The copies will be three-hole punched to fit in three-hole binders to facilitate addition of any chapter updates. 

Evenhanded application of town regulations
The page in the master plan describing the home businesses in town led to a question about the status of the Csenge operation on Centre Street. Mr. Hotchkiss declared the activities there not industrial. He admitted that operations have expanded considerably since Atlas stored fireworks on the property and so required Site Plan Review. Mr. Fitzpatrick pointed out that Mr. Csenge has been advertising septic cleaning in the Keene Sentinel and suggested that a special exception might be required in advance of Site Plan Review. Mr. Hotchkiss promised that the selectmen would investigate and take the necessary steps to put the Csenge operation into compliance with town regulations. Chairman Hamilton urged that resolution of the pending violations of town regulations by A&L Trucking demanded the same attention as the Csenge operation in order to maintain the credibility of the town for evenhandedness.

Wetlands ordinance application
Mr. Hotchkiss reported that the selectmen need to inform the state about the town's wetland ordinance, because recent septic approvals fail to observe the new wetlands setbacks regulations, which are more stringent than the state's requirements. The selectmen will send an explanatory letter to DES with a copy of the wetlands ordinance attached.

Amendments to the Community Planning Ordinance

In order to clean up existing ambiguities, Mr. Hotchkiss offered amendments to the CPO regarding accessory apartments. 

Article III.C. will add a new dimension requirement: 

8. The minimum total interior living area for a dwelling unit will be 700 square feet, of which not less than 600 square feet is on one level.

Article IV. will insert a new I. with the succeeding provisions re-lettered in sequence:

I. Accessory dwelling units. A single accessory dwelling unit located on the same lot as and incidental to the principal dwelling unit shall be permitted for lots of 4 or more acres. A maximum of two accessory dwelling units located on the same lot as and incidental to the principal dwelling unit shall be permitted for lots of 10 acres or more. All other dimensions and setbacks must conform to the requirements of Article III.C. An approved septic system design is a prerequisite to construction. Refer to Article V. for building permit requirements.

Article V. will add to A. the phrase in caps: A building permit shall be required FOR ALL DWELLING UNITS OR to erect or place.....

Article XI will add a new definition:

Accessory Dwelling Unit. A Dwelling Unit, without regard to size, which is separate or detached from the principal or primary Dwelling Unit and which has plumbing for either kitchen or bathroom use. This may also be more commonly referred to as an "accessory apartment," "camp," "cabin," "in-law apartment," "bunk house," "apartment," "cottage," "caretaker apartment" or other similar name. 

Article XI will delete (move to III.C.8) the following words from Dwelling Units:

and having a minimum total interior living area of 700 square feet of which not less than 600 square feet is on level.

Otherwise, one housekeeping correction was made:

Article II.D. Comprehensive Shoreline Protection should read Comprehensive Shoreland Protection.

It was agreed that when the CPO is retyped with the changes after the March 2005 election, the entire Wetland Conservation District need not be printed since Article II.E. notes that "The wetland conservation district...is incorporated herein by reference."

Notice of these proposed changes will be posted for public hearing at the next regular planning board meeting, January 5, 2005.

Community website
Mr. Switzer reported that Sovernet had discontinued its free offering of the website and proposed high charges for continued service. Mr. Switzer's research had turned up a monthly fee of $7.95 at a server in Santa Monica, CA. Mr. Hotchkiss suggested Mr. Switzer see whether a local server might provide a site for a reasonable charge. 

There being no further business, the meeting adjourned at 9:10 p.m.

Respectfully submitted,

Ann Sweet, Secretary