| Joanne Cole |
The Planning Board approved—and complimented—a proposed addition for a residence at 337 Intervale Road and sent a two-lot subdivision on Jack Hall Road back to the drawing board on Tuesday. Discussion of Novel Solar Energy Solutions’ Lewiston Road solar farm was postponed pending further work on its decommissioning plan.
337 Intervale Road addition and renovations. Sarah Sturdivant and Dan Casals’ proposed sunporch addition and interior renovations gained swift board approval. Their residence is at 337 Intervale Road, in the Village and Historic Overlay Districts (Map 7 Lot 42), and had been a bed and breakfast in a former life.
Under the town’s zoning ordinance, certain projects proposed in the Historic Overlay District trigger review by the Historical Society for suitability and compatibility with neighboring structures’ designs, materials and scale. Here, the Historical Society’s evaluation of the plans raised no red flags, Planning Board Chair Doug McAtee noted. “If they’re happy, I’m happy,” he said.
No site walk or public hearing was needed, board members agreed. With confirmation that new siding and windows will be compatible with what’s on the structure, the board approved the application. Member Dan Ellingson, an architect, complimented the design, telling Sturdivant and Casals, “It’s a gorgeous addition.”
Jack Hall Road minor subdivision. The board sent Dana Carlson back to the figurative and actual drawing board for his proposed subdivision on Jack Hall Road. The Carlsons want to peel off two new two-acre lots, creating a three-lot subdivision with their 19-acre parcel in the Rural Residential District (Map 3 Lot 70-5B).
Carlson needs to bring back an alternative “open space” plan under the ordinance, the board concluded. As member Don Libby noted, the ordinance requires certain subdivision applicants to submit both a traditional plan and an open-space or cluster-type plan. Under the cluster alternative, houses can be sited closer to each other in exchange for preservation of open space.
The results can be creative and a win-win-win, as Libby described: denser development than otherwise allowed, lower construction costs potentially (a single access road, for example) and assurance for prospective owners that no one will swoop in and build right on top of them; the open space provides a buffer. Requiring submission of an open space plan, even if the owner decides against clustering, ensures the possibility has been considered.
Also sensibly, before a subdivision can be approved, the ordinance requires evidence up front that the proposed lots will be buildable: septic-suitable soils, sufficient water supply, two acres of buildable “good land.” Carlson will be back with soil test results, a letter from a well-driller, and a wetlands delineation demonstrating sufficient buildable space, “net residential acreage,” for each lot, not counting wetlands, roads and the like.
Novel Energy Solar Farm. Novel Energy Solutions’ proposed solar farm off Lewiston Road was on the October 4 agenda but was postponed at Novel’s request. Town Planner Natalie Thomsen told the board that Novel has made progress on revised decommissioning plans and cost estimates with consultants We Recycle Solar, but that effort is not yet complete. Novel Energy will be back.
Meeting schedule reconsidered. Chair Doug McAtee suggested that the board return to its past practice of meeting once a month. Lately they’ve been meeting twice monthly. The Planning Board webpage speaks of one meeting, the first Tuesday of the month, McAtee noted. Plus, the second meetings have often been to accommodate applicants needing to follow up, not because of any error or oversight by the board.
How about a second meeting only “if it’s on us,” not the applicant, McAtee suggested, or if applications are piling up. No one’s arm needed twisting to agree. There’s not much in the pipeline currently, Planner Natalie Thomsen said, and members commented that project submissions typically slow as winter approaches anyway.
So, an October 18 Planning Board meeting remains on the calendar, but November and beyond might see a one-and-done monthly meeting – likely a welcome development for board members, the town planner and Planning Board-watchers alike.
To watch the video of the October 4, 2022, Planning Board meeting, click here. For agendas, plans and other information, check the Planning Board page at this link.
