Planning & Zoning Board Notices & Minutes

Jul 7, 2020

Draft Zoning Board Minutes - June 23, 2020


LITTLETON ZONING BOARD OF ADJUSTMENT
LITTLETON OPERA HOUSE
2 UNION STREET
LITTLETON, NH 03561
TUESDAY, JUNE 23, 2020
6:00 PM

DRAFT

 

Present:  Chair David Rochefort, Aaron Giragosian, Chris Sweeney, and Joanna Ray (recording secretary)

Excused: George Morgan

Others present: Joshua Spicer, Bob Brusseau, Lillian Brusseau, and Trevor Presby

David Rochefort called the hearing to order at 6:00.

Election of Officers

Aaron and Chris nominated David as Chair.  Aaron and Chris nominated George as Vice Chair.  Joanna will continue being the recording secretary.

Chair Rochefort moved on to the first case on the agenda.  There were no conflicts of interest noted.

Joshua & Rebekah Spicer, Owners & Applicant – ZBA20-10 – Request for a Special Exception relating to Article IV, Section 4.02.01 to allow 2-4 portable storage units structures for greater than six months at 675 Union Street, tax map 80-100, in the R-I zone. The hearing notice was posted, abutters were notified, and the hearing fees were paid. The application was accepted as complete.

Joshua presented.  The property currently has four permanent structures.  The rear of the property is in the R-I zone.  An area was recently cleared to address a water issue. Bringing in these storage units, which will not have a permanent foundation, will fill a need.  A special exception was needed when the storage units were initially built. Joshua did not think there would be any nuisance or a decrease in property values with adding more units.  There will not be a significant increase in daily traffic.

Chris asked what the traffic is like now. Joshua replied that there is around 4 -5 cars a day now and maybe a little more on the weekend.  Union Street is busy and he did not anticipate much of an increase.

Aaron asked about the water issue on the lot.  Joshua replied that there is always a potential. The original drainage had been clogged and then cleared to make sure it drains.  The portable units will be off the ground.

There were no abutters present to speak in favor of the application. Bob Brusseau, 685 Union Street, stated he was opposed to the application and the possible decrease in his property value.  He added that the last application for this property was approved against his wishes. Bob uses a ROW over the Spicer property and voiced concerns over how close the storage units are to the ROW.  He provided the Board with photos of the drainage ditch that was dug in the ROW as well as a photo of trash that had been on the Spicer lot since August 2019.  Bob asked how long over six months would the storage units be there.  Chair Rochefort stated that these temporary storage units could be on the property for up to six months without any approval from the ZBA. Since the request is for over six months, the special exception is needed.  The Board is not allowed to get involved with any ROW issues and recommends that property owners get legal advice. Bob asked how the new units would be accessed and maintained. Chair Rochefort replied that they will be using the existing access road and no additional support facilities. Joshua added that there will not be access from the driveway on the right.

Lillian Brusseau asked if the new units would look the same. Joshua replied that they would be a similar color.  He added that when Herb Lahout built the original units, there was a 25’ buffer of trees and they will stay there.  Lillian asked if these units would be there forever.  Joshua replied that they could potentially be there forever. Lillian replied that would make them permanent and not temporary.

Chair Rochefort stated that both cases on the agenda were presented to department heads. Public Works Director Doug Damko and Fire Chief Joe Mercieri both submitted comments.  Doug noted that both projects will be utilizing existing driveways that are in good condition.  He highly recommends an all-weather surface consisting of ¾” gravel for the drive aisles and around the storage units where customers will drive.  Chief Mercieri requested some conditions of approval. A stamped set of construction plans and a list and classification of items to be stored at the facility be submitted to the Fire Department and that the applicant be required to adhere to New Hampshire State Building, Fire and Life Safety Code requirements as currently adopted by the State.

Chair Rochefort asked about lighting on site.  Joshua replied that there will not be any additional lighting. He added that the ROW is not in the ZBA’s scope and that he is trying to avoid conflicts.

There were no additional comments.  The public input was closed.  The Board discussed the submitted statements from the application.

The application stated the site is current being used as a self-storage facility.  The vast majority of the property is commercially zone, however it abuts a residential zone on its northern boundary. A special exception was needed when the storage units were initially built as they were in contact with the residential component. The same exception is again being sought to build these 2-4 units.

  • Chair Rochefort stated the property is split into two different zones.  Chris stated that one part is in the R-I zone. There will not be additional traffic. Aaron agreed and added that this requests fits the area.

 

The application stated there would be reduction in property values.

  • Aaron stated that there is already storage there and did not feel that additional units would decrease values.  Joshua asked to see the photos. He visits the site weekly and apologized for not noticing the trash.

 

Public input was closed again.

The application stated that there will not be any nuisance or unreasonable hazard because the land will be used in the same manner it currently is and with minimal additional impact.

  • Chris stated that if the applicant complies with the FD and PW comments, then he agreed that that statement. Aaron agreed.

 

The application stated that no additional support facilities will be needed as all necessary support facilities are already present.

  • All Board members agreed.

 

The Board agreed with the findings of the facts. Chris made a motion to approve ZBA20-10 with the following conditions:

A stamped set of construction plans and a list and classification of items to be stored at the facility be submitted to the Fire Department

  • Applicant is required to adhere to New Hampshire State Building, Fire and Life Safety Code requirements as currently adopted by the State.
  • The driveway improvements suggested by the Public Work Director be considered.

 Aaron seconded the motion.  The motion passed 3-0.

T & T Mtn. Investments LLC, Owner & Applicant – ZBA20-11 – Request for a Special Exception relating to Article IV, Section 4.02.05 to allow two storage warehouses at 277 Industrial Park Road, tax map 83-2, I the C-I zone.  The hearing notice was posted, abutters were notified, and the hearing fees were paid. The application was accepted as complete.

Trevor Presby, part owner of T & T Mtn. Investments, presented.  The location on Industrial Park Road was discussed.  The Planning Board approved the merge of tax map 83-2 and 83-3 last week.  Two 40’ X 100’ storage units were proposed.  There are none offered in that area of Town.

There were no questions from the Board or anyone attending. The public input was closed.  The Board discussed the submitted comments from the application and agreed on the following facts:

The site is appropriate because it is in the commercial zone and is well suited for these long buildings.

  • Property values should not be reduced because there will be impact to Town services.  The use fits with the Industrial uses nearby.
  • There will be no nuisance or unreasonable hazard because there is not water or sewer and customers are on site only about once a month.  There will be little traffic.
  • There will be no living quarters on-site.

 

Aaron made a motion to approve ZBA20-11 with the following conditions:

A stamped set of construction plans and a list and classification of items to be stored at the facility be submitted to the Fire Department

  • Applicant is required to adhere to New Hampshire State Building, Fire and Life Safety Code requirements as currently adopted by the State.
  • The driveway improvements suggested by the Public Work Director be considered.

 

Chris seconded the motion.  The motion passed 3-0.

At 6:57, Chair Rochefort made a motion to adjourn.  Aaron seconded the motion.  The motion passed 3-0.

Submitted by,

Joanna Ray