Thursday, October 2, 2008
Wayne Wood, Wade Trudel, Richard Bibber, Jack Goosetrey, Dave Knudsen, Gary Foster, Councilor Margaret Hutchins, Doug Webster
Absent: Jim Foster
Minutes
1. Approval of meeting minutes
a. August 20, 2008 ORC minutes
b. September 4, 2008 ORC minutes
Gary Foster moved; Jack Goosetrey seconded.
Motion to approve the August 20, 2008 ORC and September 4, 2008 ORC minutes as written.
5 Yes
2. Ordinances
a. Review a proposal to amend Chapter 401: The Gray Subdivision Ordinance
There was a discussion on the comments from George Thebarge on 401. Wayne Wood stated that the modifications about use have not changed on the website. The draft on the website does not have the changed wording. He believes the changes being presented to the public via the website should be accurate.
Doug Webster stated that George has said that the only changes will be the legal clarifications and they are waiting for Bill Dale’s comments to determine which changes are substantive and which are not. He commented that there have been some discussions on amendments to zoning changes once the substantive changes are approved.
Wayne Wood expressed concern that adopting an ordinance with legal comments (IE: substantive changes) prior to discussion on these issues.
Doug Webster indicated that they are waiting for input from Bill Dale and that comments from this committee and other groups should continue.
Councilor Hutchins indicated that the easy corrections can be approved together by the Council and then address the substantive changes one at a time after receiving the input from Bill Dale.
Wade Trudel asked if all of the comments, questions and recommendations are all together someplace and have they been addressed by George Thebarge.
Doug Webster indicated that George has put something together. Wayne Wood stated that George’s report does not contain replies in total. He believes that George has not responded in depth to many of the other questions and comments presented.
Wade Trudel believes that all the questions and comments etc should be given a reply of some kind. He believes that there has been a lack of clarification. Gary Foster indicated that in some instances several members of the ORC interpreted language differently which is why he believes follow-up is necessary.
Councilor Hutchins indicated that there are replies to each of the ORC’s questions in George Thebarge’s document.
The ORC believes that discussion in detail prior to accepting the changes is more appropriate.
Wayne Wood cited a section from George’s document on net residential area calculations and the suggested modifications as it applies to regular subdivisions and cluster subdivisions. There was a discussion as to whether or not the application of the ordinance needs to have clarification as the wording is not clear.
Dave Knudsen commented that the purpose of the ORC was to help the Council with these issues since they do not have enough time to review these items in detail. There was a discussion on the committee’s role.
Richard Bibber believes that past action on 401 has been a band-aid approach and that is why this group is working on this review.
b. Review a proposal to amend Chapter 402: The Gray Zoning Ordinance
402.3.4 F- Richard Bibber commented that the determination should be handled by the Zoning Board.
Doug Webster commented that the Comprehensive Plan is generally the guideline, which is why the Planning Board is used. He indicated that he has seen both used and that it should be a Board and not an individual.
Wayne Wood believes that all district boundary issues should go to the same Board. The group believes that the Zoning Board is the best method.
Doug Webster cited an example where one Board might be effective.
There was a discussion on 402.3.4 G. Richard Bibber indicated that the last sentence should be eliminated and that actual coordinates be listed. Wayne Wood asked why G is listed. There was a discussion that wellhead boundaries are not obvious to see and GPS coordinates have a starting point on the map and may not be accurate. Wayne Wood suggests scaling this off the map. There was a discussion on the proper source and the accurate boundary. Coordinates along the curve will not work unless there is a control point was the group’s conclusion.
Article 4
There was a brief discussion that commercial and business districts are not listed as one which was an earlier suggestion.
Wayne Wood believes that until there is public input on such a suggested change, it should remain separate until it is approved or not.
Article 5
There was a discussion on 402.5.2 C “Prohibited use” and that poses questions. It raises questions about what are permitted, similar and limited uses.
There was a discussion on gravel pits and quarries versus mineral excavation. The wording should be consistent throughout the document. Currently it is called mineral excavation in the table. Gravel pits are in the definition section, but not in the use table.
There was also a discussion on junkyards, automobile graveyards. There are definitions missing. Gary Foster indicated that in a version proposed on Feb. 7, 2008, there was a definition for automobile graveyards and read the definition. He also indicated that there was a combined definition for various auto services under General Repair Services.
(See below from Feb. 7, 2008 document)
Automobile Graveyard : A lot, or part thereof, exposed to the elements which is used for the sale and/or storage or any three (3) or more automobiles, trucks and/or other motorized vehicles which are not registered, and/or do not have a current State Inspection Sticker.
Combine Auto Repair Garage, Auto Service Station, and Mechanical Repair Garage, and change to:
General Repair Services : Servicing and general repair of on or off highway motor vehicles, marine equipment, light aircraft, yard and garden equipment, and other motorized equipment, which may include engine rebuilding; fabrication of parts and sale of accessories; retail sale of motor vehicle fuel, motor oil, lubricants, and kerosene; and vehicle rebuilding or reconditioning, excluding Auto Body Shop services.
There was a discussion on the RRA Maximum Lot Coverage percentage.
Wayne Wood suggests that the footnotes be repeated on each page for ease of read. The group did not all agree.
There was a discussion on impervious surface and examples related to it.
Article 6
There was a question on 402.6.2 B on Developable Areas. The question was asked whether or not a driveway, for example, cannot be built on any wetland. It is unclear.
The group believes that a substantive change in a definition creates changes in the ordinance. 402.6.2 C was cited as the example. Wade Trudel believes that the Town has extensive setbacks. There was a discussion as to whether or not footprints are sufficient enough and not include the building extensions.
402.6.3 Net Residential Area: Wade Trudel believes that this item is arbitrary and limits people on what they can do with their property.
Wayne Wood agrees that this section is appropriate to be divided out in its wording, but it should be in the Subdivision Ordinance and not in the Zoning Ordinance, as well as, 402.6.4 Net Residential Density.
There was also a discussion on #6 on the exemption of unclaimed gravel pits. Wade Trudel asked why it is even included. Doug Webster stated that this could apply to old pits. Gary Foster and Wayne Wood commented that old gravel pits overtime reclaim themselves.
3. Next meeting agenda
4. Other
5. Adjournment
Motion to Adjourn
The meeting ended at 8:55pm.
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