NEW BUSINESS PUBLIC HEARINGS

							              These Minutes are subject to possible corrections/revisions at a subsequent
                                   Exeter Planning Board meeting.



EXETER PLANNING BOARD                                 MINUTES                            JANUARY 22, 2009


Chairman Dennis Derby called the meeting to order at 7:05 PM in the Nowak Room on the above date.

PRESENT: Chairman Dennis Derby, Vice Chairman Lang Plumer (7:30 PM), Clerk Ken Knowles,
Selectmen’s Representative Bill Campbell, Members: Kathy Corson, Gwen English, Amy Bailey,
Alternate Members: Katherine Woolhouse, Town Planner Sylvia von Aulock and Deputy Code
Enforcement Officer Barbara McEvoy. (Ms. Woolhouse was not a voting member.)

NEW BUSINESS: PUBLIC HEARINGS

FELDER KUEHL PROPERTIES, LLC – PB CASE #2814

The application for a preliminary design review of a proposal for the proposed construction of a
phased residential development consisting of four (4) 4-story structures containing a total of 120
units, community building and associated site improvements. The subject property is located on
Epping Road in the R-4, Multi-Family Residential zoning district. Tax Map Parcel #55-75-1. Case
#2814.

Chairman Derby noted that the application was preliminary in nature and that no action by the Board was
necessary “to accept” the application at this time. He invited Mr. Felder to the microphone to present his
latest proposal.

Mr. Bob Felder addressed the Board and identified himself as the developer for the proposed project,
“The Meeting Place”. He indicated that the site plan being reviewed this evening was an amendment to
the site plan previously approved by the Board in May 2006 (PB Case #2526). He mentioned that the
description of the application had appeared with a new PB case number, and that was incorrect. He
explained that several changes in the type of housing being provided was economy driven and he was
now proposing workforce housing, senior housing and moderate income housing options. He noted that
he was also exploring the USDA 538 federal funding program.

Mr. Felder presented the proposed elevation drawings and layout. He pointed out that the mansard
parapet would visually reduce the height of the building and would also match the adjacent commercial
project design. He indicated that each building would provide four (4) ADA compliant units, and that the
kitchens and doors in all the units would also be ADA compliant. He noted that the storage units would
be provided in the basement of the building and not in the garage areas as previously proposed. Laundry
facilities and a public bathroom will be provided on the first floor, and the same area of the above floors
was being proposed for use as ‘activity rooms’. He also noted that two on-site generators would be
provided for use in emergency situations, such as the recent ice storm we just experienced, and would
allow tenants to remain in their residences. Mr. Felder concluded by stating that the building would be
LEED-certified and they were proposing to utilize the retained rain water and roof run-off for irrigation.

Mr. Dana Lynch, P.E., of CivilWorks, Inc. proceeded with the presentation. He reviewed the history of the
previous site plan approval (May 2006) which provided considerable open space and off-site
improvements proposed to be phased into the development plan (Epping road improvements). He
indicated that his client had subsequently obtained an area variance approval from the Zoning Board of
Adjustment in March 2007 (ZBA Case #1325) to exceed the maximum height regulations in the R-4,
Multi-family zoning district, therefore being able to reduce the total number of residential buildings to four.
He indicated that a variety of changes had been made subsequent to their last visit to the Board in May
2008 including the following:
    • Access easement granted to the Town in 2007 for the water tower site
    • The proposed project now includes four multi-family buildings and a community building
    • Revisions to drainage – slightly different than original plan
    • Pervious concrete sidewalk adjacent to the roadway is proposed
    • Treatment of slopes to rear of Building #3. Will need a waiver due to the encroachment 25’
        wetland buffer
                 These Minutes are subject to possible corrections/revisions at a subsequent
                                      Exeter Planning Board meeting.



     •    An encroachment issue was discovered prior to the TRC meeting regarding the required
          separation between buildings and parking. Article 7, Section 7.6.1.F.1. of the zoning ordinance
          requires an internal front yard setback distance of 25’ between structures and the ROW of a
          proposed street or parking area. It was represented that this issue had not been addressed in
          previous applications. Three options for resolution of this issue were discussed as follows:
              o Decrease the width of the travel way within the parking area to 22-feet
              o Seek approval from the ZBA (variance) to permit the encroachment of the setback
              o Relocate the buildings to avoid the encroachment and request a waiver from the Planning
                  Board to permit encroachment of the buildings into the wetland buffer.

          Ms. Von Aulock commented that she would prefer to see the Applicant go to the ZBA for
          forgiveness before the Planning Board considers granting a waiver from the wetland buffer
          setback. She noted that the separation between the buildings and parking area varied between
          15 and 22-feet in distance.

     •    A waiver from Section 9.7.5.5 – Landscape Islands would be requested. It was represented that
          the Applicant wished to maximize convenience of parking for residents and fulfill the overall intent
          of the landscaping and screening guidelines.
     •    A request for a density allowance, as set forth in Section 7.6.1.B. – Density Allowance of the
          zoning ordinance, would be necessary to allow more than five (5) attached units per building.
          Buildings #1, #3, and #4 are proposed to have 32 units and Building #2 is proposed to have 24
          units. Such an allowance may be permitted for the purpose of conserving additional open space.
     •    A review of the off-site improvements agreement previously submitted for the road improvements
          to Epping Road will be necessary. It was noted that said agreement was four years old, and
          there had been a change in DPW staff (new DPW Director and new Town Engineer).
     •    Utility issues will be addressed with the DPW.

Mr. Lynch concluded by stating that the Applicant listened to the Board’s comments from their last
appearance and he hoped the proposed revisions would address those comments and concerns.

With respect to the internal front yard setback (building/parking separation) issue, Chairman Derby
indicated that the Board would need to know what impact there would be on the 25-foot wetlands setback
should a waiver be sought. Mr. Felder responded that he wished to consider all options, and would prefer
to keep the balconies on the buildings, although he was not sure that shrinking the travel lane within the
development would be in the best interest of the community. Consensus of the Board was they would
also prefer that the Applicant go to the ZBA prior to them considering any waivers or allowing a reduction
in the width of the travel lane. The Board also discussed providing a recommendation to the ZBA
endorsing the Applicant’s request. Mr. Campbell moved to send a letter of support to the ZBA, as
discussed; Ms. Bailey second. VOTE: Unanimous.

Board discussion ensued. Mr. Knowles inquired about the number of parking spaces proposed. It was
represented that 265 spaces were being provided, including 10 handicap spaces. Ms. Von Aulock
indicated that there had been some concern relative to the view of the water tower and this project from
the Norrisbrook Condominium abutters. She requested that some additional screening be added to the
plan in the area adjacent to the wetland along the southerly boundary line. Mr. Knowles suggested the
use of rain gardens given the proximity of the area to the wetland. There was some minor comment
relative to the pervious pavement being proposed and how the asphalt plants and installation crews play
a big part in the proper installation of this type of material. Ms. English inquired about natural features
being incorporated into the playground area. Ms. Corson suggested possibly a garden area for adults
could be provided; Mr. Felder responded, although with no commitment, that possibly a ‘dome’, a solar-
heated year-round greenhouse may be an option. He also mentioned that several other amenities would
be provided such as a picnic pavilion, community building/club house with offices and a large meeting
room, and a day care facility for residents of the development on the second floor. A bus stop/shelter will
be provided for the use by school children and the riders of COAST (public transportation bus).

There being no further questions from the Board, Chairman Derby asked if there were any abutters or
interested parties who wished to comment on the application; there were none. He closed the public
portion of the hearing and returned to the Board for any further comment.

Exeter Planning Board Meeting: 01/22/09                                                                Page 2
                 These Minutes are subject to possible corrections/revisions at a subsequent
                                      Exeter Planning Board meeting.




Mr. Knowles commented that he was not in favor of any conditional approval being granted prior to a
Zoning Board of Adjustment (ZBA) decision being made.

Mr. Felder commented that he was concerned about the financial funding timeline and the economic
decline. He indicated that he anticipated a June 1st, 2009 closing provided all goes well. He briefly
reviewed his timeline and budget schedule.

It was represented that a formal public hearing on the application was scheduled for February 12th, and a
second meeting on March 12th for continued public hearing.

OTHER BUSINESS

APPROVAL OF MINUTES: December 18, 2008 and January 8, 2009

Ms. Corson moved to approve the minutes of December 18th, 2008, as written; second by Mr.
Campbell. VOTE: Unanimous. (Messrs Knowles and Plumer abstained.)

Mr. Plumer moved to approve the minutes of January 8th, 2009, as written; second by Mr.
Campbell. VOTE: Unanimous. (Ms. Corson, Ms. English, Ms. Woolhouse and Dr. Derby
abstained.)

TOWN PLANNER ITEMS - None

REPORTS ON “OTHER COMMITTEE” ACTIVITY - None

CHAIRMAN’S ITEMS – None

BOARD COMMENTS

Board discussion ensued regarding the position of alternate PB representative to the Rockingham
Planning Commission. Ms. Corson indicated that her current schedule did not allow for her participation
as she originally anticipated. Ms. Katherine Woolhouse, currently an alternate member of the Planning
Board, expressed an interest in the position and volunteered to replace Ms. Corson.

Ms. English moved to recommend to the Board of Selectmen that Ms. Woolhouse be appointed to
fill Ms. Corson’s current term as the Alternate PB rep to the Rockingham Planning Commission,
expiring 4/30/11; second by Mr. Campbell. VOTE: Unanimous.

There being no further business before the Board, Mr. Campbell moved to adjourn; second by Mr.
Plumer. VOTE: Unanimous. The meeting was adjourned at 8:45 P.M.

Respectfully submitted,



Barbara S. McEvoy
Deputy Code Enforcement Officer
Planning & Building Department

:bsm




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