Page 1 of 68 - City of Keene

Transcription

Planning Board – Monday, June 22, 2015, 6:30PM
City Hall Council Chambers
3 Washington Street, 2nd floor
Agenda
I.
Call to order – roll call
II.
Minutes of previous meeting
1. May 26, 2015
III.
Membership
1. Election of Vice Chair
2. Election of Steering Committee
IV.
Continued Public Hearing
1. SPR-218, Mod. 2 – Freihofer’s Bakery – 815 Court Street – Site Plan – Applicant Jim
Phippard of Brickstone Land Use Consultants on behalf of owner 815 Court Street, LLC
proposes a 4000sf addition to an existing retail building for Freihofer’s distribution center
and retail bakery outlet. Waivers are requested from Standards #10: Lighting and #19:
related to location of parking. The site is 2.39 acres in size and located in the Commerce
Zoning District (TMP # 188-01-004).
V.
Public Hearing
1. SPR-505, Mod. 1 – Fairfields Cadillac Buick GMC – 434 Winchester Street – Site Plan
– Applicant Brickstone Land Use Consultants, LLC on behalf of owner 434-440
Winchester, LLC proposes to renovate and expand the existing 10,886 sf building. The
site is 3.01 acres in size and located in the Commerce Limited Zoning District (TMP# 91124-008).
2. S-03-15 – 383/0 Chapman Road – Boundary Line Adjustment – Applicant Brickstone
Land Use Consultants, LLC on behalf of owners Chapman Road Holdings, LLC and The
Chapman Road Farm, LLC propose to adjust the boundary line between 383 and 0
Chapman Road. The combined lots total 73.39 acres in size and located in the Rural
Zoning District (TMP #s 902-21-11 and 902-21-011.01). ZBA approval of 9/2/14.
3. S-02-15 – 391 Old Walpole Road – Subdivision – Applicant Wendy Pelletier, PLLC, on
behalf of owner David Williams, proposes the subdivision of an existing 2.78 acre lot, which
is in the Rural Zoning District. The two lots after adjustment would be 1.29 and 1.16 acres
(TMP# 919-07-028). ZBA approval of 6/1/15.
VI.
Driveway Permit
1. 0 Summit Road – Owner C&S Wholesale Grocers, Inc. proposes two new curb cuts that will
service a new bus stop and provide a one-way bus turn-around north of the YMCA driveway
and adjacent to the YMCA property. The site is 21.1 acres and located in the Corporate Park
and Low Density Zoning Districts (TMP# 918-10-013.02).
VII. Planning Director Reports
VIII. Upcoming dates of interest – July 2015
Planning Board Meeting – Monday, July 27, 6:30 PM
Planning Board Steering Committee – Wednesday, July 15, 4:30 PM
Joint PB/PLD – Monday, July 13, 6:30 PM
Planning Board Site Visits – TBD
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Planning Board Meeting
May 26, 2015
DRAFT
CITY OF KEENE
NEW HAMPSHIRE
PLANNING BOARD
MEETING MINUTES
Tuesday, May 26, 2015
Members Present
Mayor Kendall Lane
Douglas Barrett
Councilor James Duffy
Andrew Bohannon
Christine Weeks
Nathaniel Stout
George Hansel
Tammy Adams, Alternate
6:30 PM
Council Chambers
Staff:
Rhett Lamb, Planning Director
Members Not Present:
Gary Spykman, Chairman
I.
Call to order – Roll Call
Mayor Lane called the meeting to order at 6:30 PM and a roll call was taken.
In the absence of Chair Spykman, Councilor Duffy made a motion to nominate Mayor Kendall
Lane to act as temporary Chair for the May 26, 2015 Planning Board meeting. The motion was
seconded by Andrew Bohannon and was unanimously approved.
II.
Minutes of previous meeting – April 27, 2015 and March 23, 2015 (Proposed Amendment)
April 27, 2015:
Christine Weeks offered the following corrections:
Page 3 of 48, fourth paragraph should say “gas station” not “gas canopy”.
Page 2, under A. Board Determination of Completeness
Add the word “Application” before the SPR 172.
Page 15 under Upcoming Dates of Interest – Steering Committee should be a May date not a
March date.
A motion was made by Christine Weeks that the Planning Board accept the April 27, 2015
meeting minutes as amended. The motion was seconded by James Duffy and was unanimously
approved.
March 23, 2015
A motion was made by Christine Weeks that the Planning Board accept an amendment to the
March 23, 2015 meeting minutes related to CUP-2014-01 – Wetland Crossing – 490 Washington
Street – Conditional Use Permit. The motion was seconded by James Duffy and was
unanimously approved.
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May 26, 2015
DRAFT
III. Membership
1. Election of Vice Chair
Item delayed until next month.
2. Recognize new alternate member, Tammy Adams
The Board welcomed Tammy Adams to the Board as an Alternate. Ms. Adams was asked to join
the Board because of the absence of Chair Spykman.
IV. Driveway Permit
1. 0 Summit Road – Owner C&S Wholesale Grocers, Inc. proposes two new curb
cuts that will service a new bus stop and provide a one-way bus turn-around north of the YMCA
driveway and adjacent to the YMCA property. The site is 21.1 acres and located in the Corporate
Park and Low Density Zoning Districts (TMP# 918-10-013.02).
Item postponed until the matter is heard by the Zoning Board of Adjustment.
V.
Public Hearings
1. SPR-218, Mod. 2 – Freihofer’s Bakery – 815 Court Street – Site Plan –
Applicant Jim Phippard of Brickstone Land Use Consultants on behalf of owner 815 Court
Street, LLC proposes a 4000sf addition to an existing retail building for Freihofer’s distribution
center and retail bakery outlet. Waivers are requested from Standards #10: Lighting and #19:
related to location of parking. The site is 2.39 acres in size and located in the Commerce
Zoning District (TMP # 188-01-004).
A.
Board Determination of Completeness
Planner Michele Chalice recommended to the Board that Application SPR-218, Modification 2
was complete. A motion was made by Douglas Barrett that the Board accept this application as
complete. The motion was seconded by James Duffy.
Ms. Weeks stated that when she read through the packet she found it to be very confusing and
referred to pages 22 - 25, Freihofer Bakery and stated that she would like to know who this
information is from. Mr. Lamb said the document is from the applicant. Mr. Lamb explained
that it is the practice that the staff report is the first item that is read in the section of the staff
report. He indicated staff will make sure it is titled as such.
The motion made by Douglas Barrett was unanimously approved.
B.
Public Hearing
Mr. David Bergeron of Brickstone Land Use Consultants addressed the Board. Mr. Bergeron
referred to Court Street on the plan. The existing property has a 10,000 square foot building on it,
there is parking across the front and there is a shared set of driveways that service four different
businesses and there are also two shared curb cuts. The area around the building is paved and
there are dumpsters at the rear of the site. The existing retail building will expand to house the
applicant’s business, Freihofer Bakery.
Mr. Bergeron stated that there is a vacant space in the building which used to be a restaurant and
bar. This vacant space will be taken over by the bakery. There will be 2,000 square feet of
additional space at the front for future rental. In addition to the changes that are being proposed
to the building, the driveway will be moved so that it could connect to the driveway around the
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May 26, 2015
DRAFT
building. There will be additional parking added to the rear of the building as well as more
pavement. This is to provide circulation for their delivery trucks. The applicant needs a large
loading dock so that a delivery truck could bring products to the business and they also have five
bays for delivery trucks to back up, load the trucks and leave the site to make their respective
deliveries.
Mr. Bergeron noted that even though the name is Freihofer Bakery, this site will not be a bakery;
it will strictly be a warehouse and distribution center with a small retail store. Their existing site
on Bradco Street is what is moving to this site.
He added that the building is currently going through a facelift. The canopy that has been
recently located will continue to the new addition. The planters that are located at the front will
be replaced.
Mr. Bergeron then went over the performance standards.
Drainage – Currently everything in the front drains to catch basins located in the front of the site
and a drainage system picks that up and runs it to a drainage system in the rear. There is a low spot
that exists at the rear of the site and the drainage at the present time does not leave the site. This
drainage scheme will continue with the low spot being made slightly bigger. The applicant has
looked at a 50-year design storm and it has been determined that no drainage will leave the site.
Sedimentation and Erosion Control – This is shown on the plan but it will be minor because of
the way everything is contained on site.
Hillside Protection – N/A
Snow Storage – There is a large area in the rear for snow storage without having any effect on
the operations.
Flood Plain – This property is not located in the flood plain.
Mr. Bergeron then referred to the staff report. He stated that the staff report indicated that the
north wall could use some dressing up. The applicant has looked at that and has revised the
landscape plan. They are proposing some taller shrubs as well as canopies over two of the doors.
Over time this arborvitae should grow to about five to six feet tall. Mr. Bergeron felt these added
items should break up this façade.
Noise – Mr. Bergeron stated that the applicant doesn’t expect any excess noise.
Dumpster – The dumpster will be located at the rear and will have screening. The screening will
consist of a solid wood fence with a door.
Lighting – The applicant has requested a waiver for a reduced lighting plan. Mr. Bergeron
explained that the reason for requesting this waiver is because of the nature of this operation. The
delivery trucks come between during mid-night and 2 am to unload supplies into the building.
The drivers then come in by 4 am and leave by 7 am. The applicant is requesting the lights to be
left on so that drivers and delivery people can get in and out of the building safely.
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May 26, 2015
DRAFT
Mayor Lane asked who would be affected by this lighting. Mr. Bergeron stated that there is a
dentist office that abuts the site at the rear with apartments on the second floor. He added the
lights that face the apartments will be shielded. He noted that the applicant is proposing two,
new, 20’ light poles for the rear parking area. The apartments will be about 150 feet from the
closest light pole. There will also be three wall pack lighting at the back of the building where
the loading docks are located and another light pole next to the dumpster. The light level will be
at zero near the property line.
Water and Sewer – There will be a new water line brought in for the new business but they will
use the existing sewer line.
Traffic – Most of the traffic will be during off hours and will be done before the peak hour. The
retail store is about 700 square feet but it is not anything out of the ordinary than what has
existed here.
Comprehensive Access Management – This site fits this standard well because four businesses
are sharing two curb cuts. The bus route comes through this area and a bike rack is shown on the
property.
Hazardous Material – None
Filling/Excavation – Crushed gravel will be brought in to bring the pavement up to grade, a berm
at the rear that needs to be cut down (two to three foot cut).
Architectural Appearance – The building store front will match what exists there right now. The
new awning was recently added which will remain.
Mr. Bergeron then talked about the waiver for parking spaces at the front. There are three spaces
being added to the front by continuing what exists there right now. The landscape islands that
exist will also be continued across the front. The existing landscape islands will be redone with
granite curbing. He felt that having these spaces at the front makes it easier to rent the vacant
area...
Ms. Weeks asked how many existing spaces existed for the bar/restaurant. Mr. Bergeron stated
that only three spaces are going to be added to the front of the area that is going to be vacant. Ms.
Weeks asked how many spaces will exist in front of the Freihofer retail area. Mr. Bergeron stated
that three spaces are going to be added in front of this retail space.
Mr. Hansel asked how far the apartments are from the north corner. Mr. Bergeron stated that
they are about 200 feet from this corner. Mr. Hansel asked whether the smaller delivery trucks
make a beeping sound when they back up. Mr. Bergeron stated that they probably do. Mr.
Hansel asked whether this noise was taken into consideration by the petitioner. Mr. Bergeron
stated that the delivery trucks leave the site early in the morning and don’t return to the site until
about 3 pm where they will be left until about 3 am the next morning when they are reloaded and
leave.
Mr. Hansel referred to the following language from the staff report: Five delivery trucks loading
and leaving the site between 1:00AM and 7:00 AM. Mr. Hansel asked whether the apartments are
going to be listening to five delivery trucks back into this area between the hours mentioned
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DRAFT
above. Mr. Bergeron explained that these truck will return to the site at 3pm and the drivers will
leave for the afternoon and then return at 3 am load their trucks and leave.
Mr. Barrett asked whether the trucks can leave the site without the need to back up. Mr.
Bergeron answered in the affirmative. Mr. Barrett asked Mr. Bergeron to show on the plan the
route the semi-truck will take and clarified that they will have to use the turnaround spot only
once. Mr. Barrett asked how close this truck will be to the dentist’s office. Mr. Bergeron stated
that the truck will be about 75 feet from that office. Mr. Barrett asked how loud the truck will be
from these apartments. Mr. Bergeron stated that he wasn’t sure.
Ms. Adams noted that in relation to the trucks accessing the site there was no sidewalk for foot
traffic to the property. Mr. Bergeron referred to where there property line was located and added
that they could widen the curb cut slightly to create more space. They only have about 15 feet to
the property line and then it is a different property owner. Ms. Adams referred to the parking
spaces on the westerly side and asked whether they were on the petitioner’s property. Mr.
Bergeron answered in the affirmative and added that they are on the property line (a foot
between those spaces and the property line). Mr. Bergeron stated that if you look at the existing
conditions plan, there is a long walk along the driveway to get to this business but what the
petitioner is proposing is a much shorter walk. Ms. Adams stated that her concern was the
property located across Court Street and residents who live in that building trying to access this
site.
Mr. Bohannon asked whether there was a possibility to use motion sensor for the lighting. Mr.
Bergeron stated that they have but have had mixed results because the lights can be activated by
animals.
Mr. Stout asked about the roof top units. Mr. Bergeron stated that the current site has HVAC
units on the roof and the petitioner plans on doing the same. The larger unit will be replaced with
two smaller ones. The thought is to paint them the same color as the wall. Mr. Bergeron felt that
adding screening will only add to the expanse of the units and make it more visible.
Following up on Ms. Adams’ concern, Ms. Weeks asked whether there was a stop sign for trucks
coming around the area where the foot traffic could be accessing the site. Mr. Bergeron stated
that there wasn’t but one could be considered. Ms. Weeks suggested stop signs at both ends.
Staff comments were next. Planner Michele Chalice addressed the Board and stated that this
application has met many of the Board’s requirements. She indicated that the issues that staff
would like to raise are unique to this site; off hour deliveries. This notion of noise cannot be
known at this time. She referred to language about the noise levels of semi-trucks and added that
once this site is approved the city won’t have any control of this issue.
Ms. Chalice stated that that staff has tried to explain the proximity of the distribution center not
only to the dentist office with the existing residential units but also the other three units that have
been approved by the Planning Board that could be constructed sometime in the future.
The other issue was children coming from the apartment complex located to the west of this
distribution center. Staff would like the applicant to consider a connecting sidewalk that could be
on the inside of the entrance driveway connected to a marked crosswalk that could then connect
to the front of the building.
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May 26, 2015
DRAFT
Ms. Chalice stated that criteria for the two waivers have not yet been presented and the Board
after listening to the criteria could ask for appropriate mitigation that they feel is reasonable to
ensure the spirit and intent of the standard being waived is preserved.
If the three requested parking spaces are approved together with the seven spaces in the rear (10
spaces in all) planting of a tree would be required according to Board standards. Ms. Chalice
stated that staff had suggested a tree at the front between Court Street and the west side parking
areas so that you don’t have to look right into that parking lot from Court Street.
Mayor Lane asked whether the crab apple trees the applicant was proposing for the front of the
building will meet the criteria for the required tree. Ms. Chalice stated that the Board’s standard
is a three-inch caliper tree and the crab apple trees are not typically three inch caliper. Ms.
Weeks asked whether staff was satisfied with the applicant’s proposal for the north side; the
report refer to shade trees but the applicant is referring to arborvitae and shrubs. Ms. Chalice
stated that there is no standard for what she has suggested but a shade tree would provide quite a
bit of visual screening for the second floor unit which are the residential units on the adjoining
site.
Mr. Lamb stated that there are two waivers that were requested – parking and lighting. He
indicated that previously there was discussion about putting in motion sensors/timers for
lighting. He said that if they are on motion sensors/timers, a waiver is not necessary, because
they are considered to be off until an activity turns them on. Mr. Bergeron stated with the
combination of a timer and a motion sensor they could be on up to a certain time and then be
monitored with a sensor. He added that there are some businesses in this plaza that have activity
until late in the evening and the wall lights and the two poles that exist there right now might
need to stay on until those businesses close for the night.
Mr. Bergeron then went over the waiver criteria for parking:
1) That granting the waiver will not be contrary to the spirit and intent of these regulations;
Mr. Bergeron stated that the spirit and intent of the regulation is to locate parking to the rear.
However, this is a fully developed site with parking already established and added that he failed
to mention there is a deed restriction which prevents them from moving the building to the front
and locating additional parking to the rear. As well as the proximity to Court Street also requires
parking be located to the front as opposed to the rear or to the side.
2) That granting the waiver will not increase the potential for creating adverse impacts to
abutters, the community or the environment; and
Most of the parking already exists and they are a very small number of spaces that are being
located. Mr. Bergeron felt that most people will not notice that three spaces were added here.
Mayor Lane clarified that the applicant was adding spaces against the building and not against
the street. Mr. Bergeron agreed.
3) That granting the waiver has not been shown to diminish the property values of abutting
properties.
This parking lot exists and it is not likely to be noticed that three spaces were added and it is not
likely to diminish property values.
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4) Consideration will also be given to whether strict conformity with the regulations or
Development Standards would pose an unnecessary hardship to the applicant.
Mr. Bergeron stated eliminating these spaces would really not have any benefit; it exists and
added that having three spaces would really be advantageous to the property owner and any
tenant who wants to rent this space. Denial of these spaces will create an unnecessary hardship.
Mr. Bergeron went on to say that as suggested by staff they can replace the crab apple tree with
another type of tree that has a three-inch caliper, perhaps a flowering pear tree. He referred to the
city right of way in front of the applicant’s site and noted to where there is already some
landscaping and didn’t think much could be done to the Court Street frontage that would make
much difference and noted that Court Street is about three to four feet higher than the parking lot.
Mr. Stout noted that the Zoning Board approved a variance for a storage facility on this lot and
asked what the traffic pattern would look like. Mr. Bergeron stated that it would be a lot less
because much of the space from the storage facility is being used by this expansion; at least one
building has been taken away and added that he wasn’t sure if the remaining space would be
viable to continue with a storage facility. Mr. Stout noted that it was the same applicant who
proposed the storage facility is the one who is now proposing the matter before the Board today.
Mr. Bergeron stated that the application for the storage facility did not come before the Planning
Board; all it received was Zoning Board variance. If the matter ever wanted to move forward it
would need to come before the Planning Board.
Mr. Stout asked about the variance that was approved and how long that would last. Mr.
Bergeron stated that variances are good for two years and if the applicant was going to move
forward with it, the use would be at a much smaller scale.
Ms. Weeks asked whether the applicant would consider adding shade trees to the north instead of
the arborvitae. Mr. Bergeron stated if the Board prefers the shade trees they could reduce the
number of arborvitae, which is more expensive, and go with shade trees. Ms. Weeks referred this
question to staff. Ms. Chalice stated that staff prefers shade trees to arborvitae to provide more of
a visual separation between that long stretch and the residential units. Mr. Bergeron stated that
for some portion of the area, that could be done but referred to a utility pole and a propane tank
that exist and referred to the location where three trees could be added which should accomplish
the separation.
Mr. Barrett asked whether Mr. Bergeron knows how long it will take for the semi-trucks to
unload. Mr. Bergeron stated that he recalls the time to be about two hours. Mr. Barrett asked
whether the trucks have any refrigeration units. Mr. Bergeron answered in the negative; they
transports only dry goods. Mr. Barrett asked whether the trucks will be shut down when
unloading happens. Mr. Bergeron felt they might be but wasn’t sure what would happen during
winter months.
Councilor Duffy clarified that these trucks will have back-up alarms. Mr. Bergeron stated that he
wasn’t sure whether tractor trailer trucks had back up alarms but does know that construction
vehicles do have them. Mr. Hansel indicated that his experience has been that most all such
trucks have back up alarms. The Councilor raised the question about idling as well. Mr. Bergeron
stated that he could request the applicant that the trucks be turned off but wasn’t sure what would
happen during winter months. He added that during the winter months people will have their
windows shut.
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Mayor Lane stated that diesel trucks idling can be very noisy. Ms. Weeks asked whether this
item can be made part of the motion. Mr. Lamb stated that a condition such as that would
typically be included as a note on the plan and the average truck driver will not be carrying
around the plan nor will there be an effective enforcement mechanism. Mayor Lane stated that
once this plan is approved and the operation is underway the neighborhood is likely to start
calling the city with complaints. Mr. Lamb agreed and said this is a circumstance that was
generated by the grant of a variance and any conditions that are going to be placed will be
difficult to enforce. He added that a request can be made through the ownership of this site to
enforce such a condition. Ms. Weeks asked whether it would be better to have something on the
record should the neighbors complain. Mr. Lamb agreed.
Mr. Barrett felt that instead of including this in the plan perhaps a sign could be posted which is
visible to the drivers that say no idling. Mr. Lamb stated this would be a reasonable way to
address this issue and added that enforcement will still be required but this would happen
through the noise ordinance, which follows the city code as opposed to a violation of the site
plan.
Ms. Adams stated that she lived across this site for seven years; aside from the noise, which can
be annoying, the area is like a bowl where the air can get stagnant and the diesel fumes get
trapped in it which is another issue.
The Mayor asked for public comments next. With no comments from the public, the Mayor
closed the public hearing.
Mr. Barrett referred to the apartments over the dentist office as well as the apartments that are
going to be located on the mixed use property. These buildings are set back about 300 feet from
Court Street and although there is traffic on Court Street it is less at night and noise is less
because you are 300 feet from Court Street. Around mid-night if a truck should pull in, it would
be about 50 feet from a window and that truck will sound like it is inside of your bedroom. An
example of the noise level would be about 70 - 80 decibels at the façade of the apartment. Mr.
Barrett added that the backup alarms are regrettable but they are exempt from the noise
ordinance. He further stated that what he would focus on is that this truck pulls in, residents are
awoken but they fall back to sleep but an hour later the truck starts up again to leave the site. He
added that what the applicant is proposing is a new use to this area because of the late night
activity.
Mr. Hansel asked what happens if the property wasn’t renovated and the bakery went in as a new
tenant – would the city then have jurisdiction over that if there was a complaint from a neighbor.
Mr. Lamb explained that this use as a warehouse is not allowed in the commerce district and
required a variance from the Zoning Board of Adjustment. The granting of the variance creates
potential for the conflict. If this was a change of use or an additional use, it would have to go
through the site plan process even if it didn’t require an expansion to the building. It may or may
not have come before the Planning Board, but Board standards would have been applied through
the administrative process.
Councilor Duffy stated that even though this is an allowable use his main concern is the traffic
and noise. Mayor Lane stated that the diesel exhaust causes concern to him.
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Mr. Stout stated that he is in an awkward position tonight as he voted in favor of this variance at
the Zoning Board and wasn’t sure how his vote should be handled before this Body. Mayor Lane
stated that Mr. Stout’s vote is independent from what he did at the Zoning Board.
Mr. Bohannon stated that when he read the application he liked what he read because this
proposal is introducing what the Master Plan is proposing, which is creating more nodes within
the City. It is one more added convenience for this neighborhood. However, the only thing that
concerns him is the noise late at night and is grateful for Mr. Barrett’s expertise in this field.
Councilor Duffy stated that we are not just talking about a bakery, this is also a warehouse and
wasn’t sure if this was compatible with a neighborhood node especially with residential being in
such close proximity.
Mayor Lane noted the use has been approved by the Zoning Board and even if the Board has
particular concerns about the use in this area; residential and commercial uses so close by, the
Zoning Board has answered that question. What the Planning Board has to figure out is a way to
minimize the effect of diesel trucks coming in and out of this site. The Mayor felt that the
suggestion to not idle is something the Board should follow-up on which can later be used for
enforcement purposes if there is a need.
Ms. Weeks stated that she would add not only noise but also pollution.
Mr. Stout asked whether the Board could ask for a noise barrier similar to what is seen on
highways. Mr. Lamb stated that if the noise issue is significant enough, the Board could ask the
applicant to investigate and demonstrate how this noise level can be mitigated. The Mayor asked
what the standard for noise level at the property line was. Mr. Lamb stated that the Board does
not have a specific standard. He recalled the application for Key Collision Auto Body Shop
where the standard the Board called for at the property line was 70 decibels. In that case the
residential units were quite some distance away from the property line and there was a tree buffer
at that location as well.
Councilor Duffy referred to Page 28 of the packet which is the narrative from the applicant –
Noise - No excess noise is expected to be generated as a result of this proposal. The Councilor felt
that there could be a clear debate as to whether this assertion is accurate.
Mr. Barrett suggested that perhaps the applicant could get some expert advice and report back to
the Board and propose mitigation.
Mayor Lane reopened the public hearing and asked whether this was time critical. Mr. Bergeron
stated that it is somewhat time-critical but felt if this was a problem that needs to be worked out,
it was acceptable to him. The Mayor asked whether it would be appropriate to delay this item by
30 days so that the applicant could give more of a definitive response to the concerns that have
been raised. Mr. Bergeron felt that would be a good idea.
Mr. Stout suggested asking about the feasibility of turning the trucks off even when the weather
is cold. Mr. Bergeron stated that this is not a question he has posed to the applicant but noted the
delivery trucks are turned off when they return to the site.
Ms. Weeks asked whether this item could be considered at the Joint Meeting on June 8th. Mayor
Lane did not feel this would be an appropriate item for the Joint Committee setting.
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Mr. Lamb suggested that the item be continued to the June meeting. Mr. Lamb also suggested
that the Board ask the applicant whether the time of delivery could change. He added that that he
wasn’t sure if this was a noise problem or a time of day problem. Mayor Lane stated that during
cold months heaters can be used to keep diesel trucks warm; there are mitigation options. Mr.
Bergeron stated that the items he is proposing to look into are – the type of truck, the flexibility
of the delivery time, how long the truck stays at this location, and whether any mitigation can be
provided for the pull-up area.
C.
Board Discussion and Action
A motion was made by Christine Weeks that the Planning Board continue the public hearing for
SPR-218, Mod. 2 to the June 22, 2015 Planning Board meeting. The motion was seconded by
George Hansel and was unanimously approved.
2. S-01-15 – 399 & 411 Hurricane Road – Boundary Line Adjustment – Applicant Edward
C. Goodrich, Jr. on behalf of Maria Del Pilar Abaurrea, Trustee proposes to adjust the
boundary between 399 and 411 Hurricane Road. The sites are 21.2 and 7 acres in size and both
are located in the Rural Zoning District (TMP # 918-10-036 and 918-10-021).
A.
Board Determination of Completeness
Planning Director, Rhett Lamb recommended to the Board that Application S-01-15,
Modification 2 was complete. A motion was made by Christine Weeks that the Board accept this
application as complete. The motion was seconded by James Duffy and was unanimously
approved.
B.
Public Hearing
Mr. Edward Goodrich stated that he was hired by the Monadnock Conservancy and Maria Del
Pilar Abaurrea to prepare a conservation easement plan for this property. Mr. Goodrich stated
that in doing the land research and survey he found some unusual items. He explained that there
was a boundary line dispute that occurred between the two neighbors who decided to come up
with a Solomon’s solution and split the area into two.
He indicated that prior to 1952 this property was all one parcel of land. The owner of house at
#411 sold a portion of land to the south creating #399. A surveyor was hired to do some work
and he precisely surveyed the line listed from C to B to A on the plan. The parcel never had a
plan prepared just the field notes of the surveyor and using those notes a deed was prepared.
In 1969, a new owner of the parcel at #411, not knowing where the line was, hired a surveyor
and he came up with a line from C to B to D, essentially claiming a two-acre triangle that was
previously sold (located to the south). In 1974, Mr. and Mrs. Aldrich who owned #399 had a
subdivision plan prepared to sell off the parcel to the south. This surveyor merely accepted the
survey done in 1969. When the conservation easement plan was being proposed the error was
found and the neighbors have agreed instead of going through litigation to split the two acres in
half, making the new lines go from C to F to E. If this plan is accepted tonight, #411 will go into
a conservation easement except for a small portion around the house.
Mr. Stout asked whether there were any terrain features in this two-acre area that will lend itself
to a certain kind of division, or whether they were all similar. Mr. Goodrich stated that they were
all similar and added that it is a steady rise to the top of the hill and the area is all forested.
Page 11 of 68
Page 10 of 12
May 26, 2015
DRAFT
Staff comments were next. Mr. Lamb stated that Mr. Goodrich has explained the application well
and staff didn’t have anything more to add. He indicated that staff did confirm that the new
property lines did not create any setback issues with existing structures.
The Mayor asked for public comment. With no public comment, the Mayor closed the public
hearing.
Ms. Weeks complimented both applicants for coming to such an amicable agreement.
C.
Board Discussion and Action
A motion was made by Christine Weeks that the Planning Board Approve S-01-15 as shown on
the plan identified as “Boundary Line Adjustment and Conservation Easement Plan of Land of
Pilar Abaurrea Revocable Trust, 411 Hurricane Road, Keene NH” prepared on 6/18/2014 by
Surveyor Edward C. Goodrich a scale of 1”=100’ with the following condition:
1. Both property owners’ signatures appear on the plan prior to signature by Chair.
The motion was seconded by James Duffy and was unanimously approved.
VI. Planning Director Reports
Mr. Lamb stated that staff has been working on the Marlboro Street rezoning project and they
have been trying to finalize the preparation of zoning ordinances that would move forward
towards adoption. There will be three separate types of zoning changes and as this moves
forward there is likely to be changes to the Planning Board standards as well.
He went on to say that following up on Councilor Duffy’s letter the Joint Committee in June will
be looking at the Comprehensive Master Plan Implementation with reference to the landuse code
update.
Mr. Stout asked whether the landuse code update is same as rezoning. Mr. Lamb stated that it
was seen as an update to the zoning code but there are many other aspects that deal with landuse;
floodplain development, historic district ordinance and Planning Board standards. This is a
lengthy project and ultimately there will be substantial changes to zoning.
Councilor Duffy asked whether there are any portions that exist currently that need to be deleted.
Mr. Lamb stated he did not want to go into anything specific today. The Councilor noted that
some zoning goes back as far as the 40’s. Mr. Lamb stated that there are some that date further
back and the recent changes date back to the 70’s where some of the problems exist. The
Councilor noted that many of the problems that occurred with zoning happened in the 60’s and
70’s when sprawl, suburbs and filling in of the land and decimating the possibility of preventing
flooding started to occur.
Ms. Weeks asked whether a standard for noise should be considered which is not something that
exists at the present time is. Mr. Lamb agreed that this is something that should be considered
especially now that there is an expert on the Board. He felt the Board should learn more about it
before standards are written. Mayor Lane felt the city noise code is more of an absence of a code;
it is more related to static noise.
Page 12 of 68
Page 11 of 12
May 26, 2015
DRAFT
Mr. Stout asked what the timeframe for the landuse code update is estimated to be and whether
discussion is likely to start at the next meeting. Mr. Lamb stated that the first order of business
will be Marlboro Street and in terms of a timeline it would be a year or two.
VII. Upcoming dates of interest – June 2015
Planning Board Meeting – Monday, June 22, 6:30 PM
Planning Board Steering Committee – Wednesday, June 10, 4:30 PM
Joint PB/PLD – Monday, June 8, 6:30 PM
Planning Board Site Visits – TBD
Ms. Weeks asked that the various sections of the Board packet be labeled as to who it is from,
she referred to page 27, 37 and 43. Mr. Lamb explained that the title “Staff Report” is added to
the first page of the staff report. Ms. Weeks referred to page 33 and asked whether the answers to
the waiver criteria were from the applicant or staff. Mr. Lamb stated that this is from Brickstone
Landuse Consultants. Ms. Chalice stated that this portion of the application came after their
initial submission and was not part of their Narrative and suggested that perhaps using the
applicant’s letterhead. Ms. Weeks stated that in reading through the packet it is hard to figure out
who it is from. Mr. Lamb indicated that these packets are often very lengthy and wasn’t sure he
wanted to add a header to every page and went on to say that if Staff Report is indicated at the
beginning of a section and after the recommendation is when the Board would know the staff
report has concluded.
Ms. Weeks stated that she was only asking that each section be titled not each page. Councilor
Duffy asked whether the Planning Department can request the applicant to be clear as possible,
because that seems to be the issue. Mr. Lamb stated that the applicant submits an application
form that is about 6 pages long as well as multiple attachments which is not all included in the
staff report, ultimately if the applicant wants everything included they could request same.
Mayor Lane stated that he understands the confusion but also understands the limited staff time
that is available. He suggested separating out the staff section from the rest of the packet.
Councilor Duffy stated that he too has to focus a little more on trying to figure out who the
information belongs to. Mayor Lane stated that he often goes by the font. Mr. Lamb stated that
staff will look at other options as to how they can better present this information. Mr. Stout
suggested colored paper for the staff report.
Ms. Weeks noted that the site numbers for Freihofer are different in different sections (217 and
218). Mr. Lamb stated that this was a typographic error that will be fixed.
On a unanimous vote, the meeting adjourned at 8:15 PM.
Respectfully submitted,
Krishni Pahl
Minute Taker
Reviewed by: Rhett Lamb, Planning Director
Edits, Lee Langella
Page 13 of 68
Page 12 of 12
REVISED STAFF REPORT
SPR-218, Modification 2 - Freihofer’s Bakery - 815 Court Street
Request:
Brickstone Land Use Consultants, LLC on behalf of property owner 815 Court Street, LLC is
proposing a 4000 SF addition to the northern side of the existing 10,000 SF retail building on a
2.39 acre lot, TMP 188-01-004. The new addition will hold a bakery warehouse, a small retail
bakery store and an additional, 2,000 SF retail space.
Background:
The Planning Board began its review at their May 26, 2015 meeting. This revised staff report is
intended to address questions or concerns raised at that meeting and to supplement the previous
staff report. The issues needing additional information or revision:
 Suggested alternatives to the proposed semi-tractor trailer dock location and site lighting due
to their proximity to the adjacent, mixed-use building.
 Requested flexibility to change the proposed 12PM to 3AM delivery times to this distribution
center.
 Requested “expert advice” regarding the variety and decibel level of anticipated truck sounds
entering, backing in, idling, winter use of truck heaters and leaving the site.
 Requested modifications to the proposed site plantings for improved screening and to meet
development standards.
 Requested potential installation of “No Idling” and stop sign signage.
Approved
Mixed-Use
Buildings
Addition
815 COURT
STREET
Aerial photo showing 815 Court Street with approximate locations of proposed and previously approved buildings.
Page 14 of 68
Additional Application Analysis:
Loading Dock Location
The dock was relocated to nearly midway through the rear elevation at the proposed addition.
This will allow a different route for truck access and decrease light and noise disturbances to the
adjacent, mixed use building/s by the proposed semi-tractor trailer deliveries and departures
between 12PM and 3PM.
Noise
 The applicant gathered a variety of sound data of the dB Standard truck at various distances
to the building and by adding the window specification information, inside the building. The
decibel levels hover just below the City’s maximum of 70 decibels at the property line:
Per Sec. 102-951 “In all zoning districts the following site use impact conditions must be
met: …Noise shall be measured at the property line of the property on which such noise is
being generated, or perceived, as appropriate…The decibel level resulting from the use of or
proposed use in any district shall not exceed 70 decibels”.

The applicant was asked to explain the relevance of City’s noise ordinance to their proposed
project.
Site Lighting
 No mention is made of the requested lighting options of motion sensors, timer or lighting
levels to reduce light impacts, however, a revised lighting plan shows 0.0 at the property
lines.
 The average and uniformity ratios are calculated with the loading dock/parking area having
the only lights on the site. A more accurate lighting footprint and calculations have been
requested.
 Per Development Standard 10.D.1.b.the foot-candle levels in the back unloading and loading
areas range from 3.0 to 0.2. This level meets the Planning Board standard.
Delivery Time
No mention was made regarding the tenant’s ability to modify their delivery times.
Planting Modifications
 Additional shade trees are proposed on the north property line to screen addition from the
parking lot.
 Proposed ornamental tree was replaced with a shade tree in the grassed/perennial planted
(daylilies) island between the parking lot and the bike rack.
 Arborvitae shrubs were augmented with additional shrubs on the north side of the building
addition.
 The standard has been met.
Additional Signage
 No mention was made of the additional sign requests and they are not shown on the revised
plans. The requests for a stop sign for traffic leaving the loading dock area at the back of the
building to the front, northernmost access drive as well as “no idling” signs at the loading
docks. These are added as conditions.
Page 15 of 68
RECOMMENDATION FOR APPLICATION:
Motion will be provided at the meeting
Page 16 of 68
Brickstone
Land Use Consultants
~
Site Planning, Permitting and Development Consulting
185 Winchester Street, Keene, NH 03431 (603) 357-0116
June 8, 2015
Rhett Lamb, Planning Director
City of Keene
3 Washington Street
Keene, NH 03431
Re:
SPR~218
Mod 2, Freihofer's Bakery, Proposed 4000 SF addition, 815 Court Street
Dear Rhett;
Attached please find a revised site plan for the above project. Based on the questions and
concerns raised at the May 26th meeting of the Planning Board we have revised the site plan as
follows:
1. We have eliminated the truck pull in that was approximately 45 feet from the adjacent
building containing residential units.
2. We have reversed the interior layout of the proposed facility. By doing this we have
moved the tractor trailer delivery dock to the opposite side of the rental space thereby
moving it as far as possible away from the residential use.
By making these revisions, we have been able to move the tractor trailer location at the loading
dock approximately 140 feet from the residential use. The closest pass will be approximately 95
feet from the building when the truck is entering the rear parking area. This will reduce the
sound levels reaching the building.
We also reviewed the construction of the residential building and spoke with the builder to find
out what type of windows were used in the building. The building is 2 x 6 wood framed
construction with fiberglass insulation. This type of wall section would typically have a Sound
Transmission Class (STC) rating of39. The windows are Jeld Wen thermal pane windows with
1/8" glass. These windows have a (STC) ratings of29
For noise source information we used for reference the "Midpoint at 237 Loading Dock Noise
Study" dated March 27, 2014 by Charles M. Salter Associates, Inc. Tractor trailer noise levels
were listed for arrival and departure, backup with alarm, brief idling before shutoff and
departure. All these sound levels were listed at a set distance from the tractor trailer. We
calculated the expected sound level at the building based on the distance from the building to the
truck travel path and the expected interior sound level based on the STC rating of the windows
installed in the building. Please see the below table for the sound levels expected.
Page 17 of 68
Description
Passby arrival/exit
Back up w/Alarm
Idling before shutoff
Accelerate from stop
dB Standard
68 at 30 feet
79 at 30 feet
70 at 25 feet
74 at 25 feet
Dist. To Bldg.
95 feet
140 feet
140 feet
140 feet
dB at Building
58 dB
66dB
55 dB
59dB
Interior
29dB
37 dB
26dB
30dB
In addition, standard company policy of Freihofer' s Bakery requires trucks to be shut off while at
the loading dock year round. Therefore, this will be a brief period of time of two to three
minutes when the truck will arrive and back up to the dock. Trucks will typically unload in 45
minutes to one hour, then restart and depart. The departing trucks will turn away from the
residential use and continue around the building to leave the site.
~~~:__~~----~
David Bergeron
Page 18 of 68
Midpoint at 237
Loading Dock Noise Study
27 March 2014
Based on the assumptions described below, estimated noise levels were then compared to applicable
criteria to determine if noise from the proposed facility would exceed the City's noise goals (described
above) at neighboring noise-sensitive land uses (including residences, schools, and churches).
Noise Source Assumptions
Our analysis estimated future noise from the facility based on the following assumptions (as discussed
with the client via phone and email, and per the revised overall site plan Sheet 3-Al.01 dated 14
February 2014):
Trucks
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
5
6
We understand that trucks will not be allowed to venture into the parking lots on the north, east,
and west sides of Parcels 3 and 5, as well as the east, west, and south sides of Parcel 4.
Therefore, it is assumed that each truck will enter through either the northernmost or
southernmost entrance along Disk Drive (whichever is closest to their destined loading dock).
Trucks will drive down that aisle directly to their respective loading dock, and then exit along the
same path by which they arrived.
Any non-truck noise associated with loading/unloading activities (i.e., forklifts, rolling doors,
carts, items dropping) is assumed to be completely contained with the warehouse facility, and is
therefore not included in our analysis.
An average truck trip (not including unloading/loading) is estimated to last for a cumulative
period of about 2 minutes, and be at least 470 feet from residential property lines and 350 feet
from the school property line.
Calculations assume that trucks occupy the loading dock in their loading area that is nearest to
noise-sensitive receivers
Total number of loading docks across entire site: 78
2 "loading areas" per building
21 loading docks on the south side of Building 1, 10 to 11 loading docks per loading area
21 loading docks on the north side of Building 2, 10 to 11 loading docks per loading area
36 loading docks on the south side of Building 3, 18 loading docks per loading area
Total number of trips per truck: 2
Total number of truck trips across entire site per day: 156
18 total hours of facility operation (6:00 AM to Midnight), Monday through Friday
Total number of truck trips per hour across entire site: 9
Total number of truck trips per hour per loading area: 1 to 2
An estimated typical truck "trip" consists of the following events (and assumed sound levels):
• Truck passby (arrival, departure): 68 dB at 30 feet
• Truck airbrakes:
72 dB at 25 feet
• Truck backup alarm:
79 dB at 30 feet
•
Brief idle before engine shutoff:
70 dB at 25 feet
• Truck engine ignition + airbrakes: 71 dB at 25 feet
• Truck accelerating from stop:
74 dB at 25 feet
Truck trip reference heights 5 (above grade)
•
Passby, brief idle, acceleration, and ignition - 8 feet (DNL), 11.5 feet (L,,,"'6)
•
Back-up beeper and airbrake - 2.5 feet
Truck source heights excerpted from caltrans Technical Noise Supplement document (TeNS) document dated October 1998.
Max Noise Level (Lmax) - The maximum sound level over the entire measurement (or event) duration.
Page 19 of 68
Pages
Vinyl
Key
L = Laminated
STC = Sound Transmission Class (ASTM
E413)
OITC = Outdoor/Indoor Transmission
Class (ASTM E1332)
The performance information listed is for new products and is
intended to be used for reference only, and is not complete.
Depending on the components, accessories, and options
chosen, the actual rating could vary. Confirm ratings for
specific products with your supplier or JELD-WEN sales
representative.
~~
Double Hung
Double Hung Fixed
Fixed
Horizontal Slider
Sidelite or Transom
Side Load Single Hung
Sliding Patio Door
Tilt Single Hung
Page 20 of 68
3/32 in - 3/32 out
1/8 in - 1/8 out
3/16 in - 3/16 out
3/16 in - 1/8 out
1/4 L in - 1/8 out
3/32 in - 3/32 out
1/8 in - 1/8 out
3f16 in - 3/16 out
3/16 in - 1/8 out
1/4 L in - 1/8 out
3/32 in - 3/32 out
1/8 in - 1/8 out
3/16 in - 3/16 out
3/16 in - 1/8 out
1/4 L in - 1/8 out
1/4 L in - 3/16 out
3/32 in - 3/32 out
1/8 in - 1/8 out
3/16 in - 3/16 out
3/16 in - 1/8 out
1/4 L in - 1/8 out
1/8 in - 1/8 out
3/32 in - 3/32 out
1/8 in - 1/8 out
3/16 in - 3/16 out
3/16 in - 1/8 out
1/4 L in - 1/8 out
1/8 in - 1/8 out
3/32 in - 3/32 out
1/8 in - 1/8 out
3/16 in - 3/16 out
3/16 in - 1/8 out
1/4 L in - 1/8 out
27
29
30
32
34
26
28
29
31
34
25
28
30
32
34
35
26
28
29
30
31
28
27
28
29
31
32
28
27
27
29
30
33
22
24
26
26
29
22
23
25
26
28
22
23
26
27
28
29
22
23
25
27
28
23
22
24
25
27
28
23
22
24
24
26
29
A-WEIGHTED
SOUND PRESSURE LEVEL,
IN DECIBELS
140
130
THRESHOLD OF PAIN
CIVIL DEFENSE S.IREN (100')
JETIAKEOFF (200')
120
RIVETING MACHINE
110
DIESEL BUS (15')
100
BAY AREA RAPID TRANSIT
TRAIN PASS8Y (10')
OFF HIGHWAY VEHICLE (50')
PNEUMATIC DRILL (50')
SF MUNI LIGHT-RAIL VEHICLE (35')
FREIGHT CARS (100')
90
ROCK MUSIC BAND
PILEDRl\IER (50')
AMBULANCE SIREN (100')
BOILER ROOM
PRINTING PRESS PLANT
GARBAGE DISPOSAL IN THE HOME
INSIDE SPORTS CAR. 50 MPH
80
70
------- --------.-
VACUUM CLEANER (10')
SPEECH (1')
60
DATA PROCESSING CENTER
DEPARTMENT STORE
PRIVATE BUSINESS OFFICE
LIGHT TRAFFJC (100')
50
LARGE TRANSFORMER (200')
AVERAGE RESIOENCE
40
..•
"--~-
30
SOFT WHISPER (5')
20
...37
..
-·
TYPICAL MINIMUM NIGHTTIME
LEVELS··RESJDENTIAL AREAS
RECORDING STUDIO
RUSTLING LEAVES
10
THRESHOLD OF HEARING
MOSQUITO (3')
0
(100')'"
DISTANCE IN FEET
BETWEEN SOURCE
AND LISTENER
TYPICAL SOUND LEVELS
MEASURED IN THE
ENVIRONMENT AND INDUSTRY
Page 21 of 68
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CiTY OF KEENE I PLANNING BOARD
SITE PLAN REVIEW I MODIFICATION APPLICATION
·
Project Nam~ fiw..t'~o
Mc.drt1ecdwi~ S~
, Date Received/Dat¢ of Submission
AP J 7 20 15
--------------1 Date of pre-apphcation meetmg
Tax Map Parcel number(s)
_I _a.&._ - a_ _I - _o_ _Q ~ _D. _Q 12 .0
Date Apphcation is Complete
Plannmg Department
Project
Address:
3\ 6
8
t.::!.Y======--J
File# ~£ \<6\
Name:
Address:
Couv-i Sh-ec:t
~
Acreage/S .F.
: +I
of Parcel: r9. 39t1e.//(}t/, l<i3 1-.sF
0
I\l ·~ S+
:eerie N-H-
Telephone\ Email:
s·
t
t----+-ig_n_a_ur_e~:----~-=~~~--~~----!
Name:
Zoning
District:
.Q
LLC!__
Address: ~S
C!ornmef"ee...
o..
0..
.:c:
Telephone\ Email: 3S?-l;>lllo
Signature: ~~ ... ·l~ ~r ~
Date:0~a 18
Hob .w. \ !i/:i.CJ I f
For those sections of the application that are not affected by the proposed modification to the previously approved site
Ian, you are encoura ed to re uest exem tions in lieu of submittin re uired documents.
Mo!;lifications: Is this a modification to a previously-approved site plan:
1:1 No Ila Yes: SPR#: .?IB
Descriptive Narrative Including
i;a. Type of development
~
Sedimentation Control
1iSI Scope/scale of development
[J
Debris management NIA-
&-Pareel--s1ze
Iii Proposed stormwater, drainage & erosion plan
[J
Disposal proposals for boulders, stumps & debris tJ/A
el Proposed uses
a Vegetation
~
Location of access points
Anv other descriptive information
A comglete application must include the following
J:i:1 Two (2) copies of completed application forms signed & dated
ell Plans stamped/signed by reg. professional
13 Two {2) copies of descriptive narrative
~ Two (2) copies on 85'' x I I" or l I" x l r
&I Certified list of all owners of property within 200'
!if Three (3) copies ofall technical reports
.W Two (2) sets of mailing labels, per abutter
1'f Two (2) color architectural elevations on 11" x 17"
]ii Seven (7) copies on "D" size paper of plans (22" x 36")
[J
(I Three (3) co ies of"D" size architectural elevations (22" x 36")
K:\Administration ·Planning Department\FORMS\Site_Plan\Site Plan Application.docx
Page 22 of 68
A check to cover the costs oflegal notice to advertise
the ublic hearing, mailin notices out to abutters
1.26.2015
KEENE
DATE:
REVISIONS:
PERTY LOCATION
NOT TO SCALE
JUNE B, 2015
REVISE PAVEMENT REMOVAL AREA
REVISE TRUCK OOCK LAYOUT
REMOVE TRUCK PULL UP AREA.
RELOCATE DUMPSTERS
ADD ROOF DRAIN AND TRUCK WELL DRAIN.
REVISE GRADING FOR DOCK AREAS.
ADD SHADE TREES
•
I
Engineer:
THAYER
FELLOWS, P.E.
COUNTY ROAD
P. 0. BOX428
WALPOLE, NH
03608-0428
(603) 756-4811
\
Owner:
\
EXIST. ROOF
DRAIN
815 COURT
STREET, LLC
\
117 WEST STREET
KEENE, NH 03431
\
REMOVE
POLE
Planner:
ft..:.~.·
Land Use Consultantsl LC
Brickstone
F
i :
U:
I
I
;a
I
185 Winchester Street, Keene, NH 03431
Phone: (603)357-0116
PROPOSED 4000 SF
BUILDING
ADDITION
815 COURT STREET
KEENE, NH 03431
LEGEND
-6-e-
TELEPHONE POLE
@
CATCH BASIN
HYDRANT
--w--s -
SEWER LINE
--E--
ELECTRIC, lV, TELEPHONE
--G--
GAS LINE
---
EXISTING GRADE
WATER LINE
PROPOSED GRADE
DUMPSTER Wmi 6' HIGH SOLID
WOOD FENCE
@l
-?'.(
0
GENERAL NOTES
/
1.
2.
3.
4.
THIS PLAN IS A BASED ON AS-BUILT GROUND SURVEY OF SITE
FEATURES BY SVE ASSOCIATES. SUPPLIED TO THIS OFFICE IN DIGITAL
FORM.
LOCATION OF UTILITIES IS FROM THE CITY OF KEENE ENGINEERING
DEPARTMENT RECORDS. LOCATIONS ARE APPROXIMATE. CONTRACTOR
TO VERIFY LOCATIONS OF ALL UTILITIES PRIOR TO EXCAVATION.
CONTRACTOR TO NOTIFY "DIG SAFE" AT 1-888-344-7233 A MIN. OF
72 HOURS PRIOR TO THE START OF EXCAVATION.
THIS PROPERTY IS NOT WITHIN THE 100 YEAR FLOODPLAIN FOR THE
CITY OF KEENE.
L 0 T
ZONING
TAX MAP #
LOT SIZE
LOT COVERAGE
EXISTING
BUILDING
PAVING
TOTAL
D A T A
COMMERCE
188-01-04
104, 108 SF - 2.39 AC±
EXISTING
CONDITION
ND
DEMOLITION
PLAN
10,000 SF - 1O::C
36.450 SF - 35::C
46,450 SF - 45::C
SCALE:
1"=30'
DATE:
APRIL 17, 2015
LIGHT ON POLE
)
- - SF - -
PROPANE TANK
SILT FENCE, HAYBALES
SHEET
Page 23 of 68
1
REVISIONS:
DATE:
JUN£ 8, 2015
REVISE: TRUCK DOCK lAYOUT
RE:MOI/£ TRUCK PULL UP AREA.
RELOCATE DUMPSTERS
ADD ROOF DRAIN AND TRUCK WE:LL DRAIN.
REVISE: GRADING FDR DOCK AREAS.
ADD SHADE: TRffS
GENERAL NOTES
THIS PLAN IS A BASED ON AS-BUILT GROUND SURVEY OF SITE
FEATURES BY SV£ ASSOCIATES. SUPPLIED TO THIS omc£ IN DIGITAL
FORM.
LOCATION OF UTILITIES IS FROM TH£ CITY OF K££N£ ENGIN££RING
DEPAATMENT RECORDS. LOCATIONS ARE APPROXIMATE. CONTRACTOR
TO VERIFY LOCATIONS OF ALL UTILITIES PRIOR TO EXCAVATION.
CONTRACTOR TO NOTIFY "DIG SAFE" AT 1-BBB-J44-72JJ A MIN. OF
72 HOURS PRIOR TO TH£ START OF EXCAVATION.
THIS PROPERTY IS NOT WITHIN THE I 00 YEAR fLOODPlAIN FOR TH£
CITY OF K££N£.
1.
2.
J.
4.
L 0 T
DATA
COMMERCE
188-01-04
104.108 SF - 2.39 AC±
ZONING
TAX MAP #
LOT SIZE
LOT COVERAGE
EXISTING
BUILDING
PAVING
TOTAL
10,000 SF - 10:11
36,450 SF - 35:11
46,450 SF - 45:11
PROPOSED
BUILDING
PAVING
TOTAL
14,000 SF - 13:11
44,500 SF - 43:11
58,500 SF - 56:11
PARKING
RET/oJL @ 1/200 SF
GYt.t Cl 1/500 SF
STORAGE Cl 1/3000 SF
TOTAL REQUIRED
TOTAL PROVIDED
5400/200 =27 SPACES
2000/500 - 4 SPACES
6,600/3000 - 3 SPACES
34 SPACES
50 SPACES
Engineer:
THAYER
FELLOWS, P.E.
COUNTY ROAD
P. 0. BOX428
WALPOLE, NH
03608-0428
(603) 756-4811
6" TRENCH
DRAIN
INV OUT 485.0'
Owner:
815 COURT
STREET, LLC
EXIST. ROOF
DRAIN
17 WEST STREET
KEENE, NH 03431
NEW ROOF DRAIN
INV OUT 484.35
Planner:
ft..:.~.·
NEW PLANTERS &:
SIDEWALK Sff DETAIL
Brickstone
F
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U:
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Phone: (603)357-0116
PROPOSED 4000 SF
BUILDING
ADDITION
815 COURT STREET
KEENE, NH 03431
PROPOSED
CONDITION
PLAN
LEGEND
-6-e-
HYDRANT
TELEPHONE POLE
~
CATCH BASIN
--w--s -
SEWER LINE
--E--
ELECTRIC, TV, TELEPHONE
--G--
GAS LINE
---
EXISTING GRADE
WATER LINE
PROPOSED GRADE
DUMPSTER WITH 6' HIGH SOLID
WOOD FENCE
[fil
-~-
(
0
'
LIGHT ON POLE
)
--SF--
PROPANE TANK
SCALE:
1"=30'
DATE:
APRIL 17, 2015
SHEET
Page 24 of 68
2
I
48" MIN. FENCE POST
GROUND
THIS IS A SUGGESTED SEQUENCE FOR THE IMPLEME:NTATION OF EROSION CONTROLS. IT SHALL NOT LIMIT
THE CONTRACTOR IN MEANS, METHODS AND TECHNIQUES FOR THE CONTROLLING OF EROSION AND
SEDIMENTATION NECESSARY TO FULFILL THE REQUIREMENTS OF" NEW HAMPSHIRE STORM WATER MANAGEMENT
AND EROSION CONTROL 485-A: 17.
LEGEND
..
,)
,
-6-e-
•
I\
a··
PERSPECTNE VIEW
48" MIN. FENCE POST
FILTER CLOTH
'°"
HYDRANT
1.
TELEPHONE POLE
([@)
MIN
"*/
~
REVISIONS:
EROSION CONTROL SEQUENCE
DRl\IEN MIN. 16" INTO
'
CATCH BASIN
--w
--s
SEWER LINE
--E--
--G--
GAS LINE
-----
EXISTING GRADE
WATER LINE
'
INSTALL SILT FENCE WHERE SHOWN AND WHERE REQUIRED TO CONTROL EROSION ON AND OFF SITE.
2. INSTALL STABILIZE:D CONSTRUCTION E:NTRANCE NORTH OF BUILDING.
J. REMOVE EXISTING STRUCTURES AND PAVING WHERE REQU/RE:D OR WHERE SHOWN ON THE PLANS.
4. CLEAR AND GRUB CONSTRUCTION AREAS.
5. CONSTRUCT FOUNDATION AND BRING TO SUBGRADE AND STABILIZE.
6. INSTALL UNDERGROUND UTILITIES AND STABILIZE.
7. FINE GRADE AND STABILIZE ALL AREAS WITHIN 72 HOURS OF ACHIEVING FINISH GRADE.
8. ALL CUT/FILL SLOPES TO BE: LOAME:D AND MULCHE:D OR PLANTED WITH GROUND COVER WITHIN 72
HOURS OF ACHIEVING F"INISHE:D GRADE.
9. THE SMALLEST AREA PRACTICABLE SHALL BE: DISTURBED DURING CONSTRUCTION. STABILIZATION SHALL BE:
DEFINED AS EITHER BASE COURSE PAVING, CONCRETE, RIP RAP, J INCHES OF" BARK MULCH, OR A MIN.
OF 85" OF VEGITATED GROWTH HAS BEEN ESTABLISHED.
10. ALL DISTURBED AREAS SHALL BE STABILIZED WITHIN 45 DAYS.
11. WHEN ALL WORK IS COMPLITED, SLOPES AND DITCHES ARE STABILIZED, REMOVE TEMPORARY EROSION
CONTROL MEASURES AND ANY SE:DIMENT THAT HAS COLLECTED IN DITCHES. CULVERTS OR DITENTION
PONDS.
12. SHOULD THE CONTRACTOR WISH TO ALTER THIS SE:QUENCE, HE SHALL SUBMIT THE PROPOSE:D CHANGES
IN WRITING TO THE ENGINEER. THE ENGINEER WILL REVIEW THE PROPOSED CHANGES AND ADVISE THE
CONTRACTOR.
13. CONTRACTOR IS RESPONSIBLE FOR IMPLEMENTING ANY AND ALL PROCEDURES TO CONTROL EROSION ON
AND OFF THE CONSTRUCTION SITE.
14. CONTRACTOR SHALL MAINTAIN AN INSPECTION LOG FOR VIEWING BY THE CITY ENGINEER.
"
PROPOSED GRADE
MIN
:::ELO:W~:'.~""~::~+-+__.{_~UN~D~ISTU:;RBED GROUND
WOOD FENCE
@:I
EMBED FILTER CLOTH - -
MIN 8" INTO GROUND
(
-~0
/
LIGHT ON POLE
)
- - SF - -
/
PROPANE TANK
DATE:
JUNE 8, 2015
REVISE TRUCK DOCK LAYOUT
RELOCATE DUMPSTERS
ADD SHADE TREES
WINTER CONSTRUCTION NOTES:
1. ALL PROPOSED VEGETATED AREAS WHICH DO NOT EXHIBIT A MINIMUM OF 85% VEGETATIVE GROWTH BY
OCTOBER 15TH, OR WHICH ARE DISTURBED AFTER OCTOBER 15TH. SHALL BE STABIUZE:D BY SEEDING AND
INSTALUNG EROSION CONTROL BLANKETS ON SLOPES GREATER THAN 3: 1. AND SEEDING AND PLACING .3 TD
4 TONS OF MULCH PER ACRE, SECURE:D WITH ANCHORED NEmNG, ELSEWHERE. THE INSTALLATION OF
EROSION CONTROL BLANKETS OR MULCH AND NEmNG SHALL NOT OCCUR OVER ACCUMULATED SNOW OR ON
FROZEN GROUND AND SHALL BE COMPLETED IN ADVANCE OF THAW OR SPRING MELT EVENTS.
CONSTRUCTION SPECIFICATIONS
1. FABRIC TO BE FASTENED SECURELY TO FENCE POSTS WITH WIRE
TIES OR STAPLES.
2. WHEN lWO SECTIONS OF FILTER CLOTH ADJOIN EACH OTHER, THEY SHALL
BE O\l'ERLAPPEO AT A POST BY 6 INCHES, FOLDED AND STAPLED.
"' "'
3. t.ilAINTENANCE SHALL BE PERFORMED "5 NEEDED AND MATERIAL REMOVED WHEN
"BULGES• DEVELOP IN THE SILT FENCE.
SILT FENCE DETAIL
''
NTS
''
''
2. ALL DITCHES OR SWALES WHICH DO NOT EXHIBIT A MINIMUM OF 85% VEGETATIVE GROWTH BY OCTOBER
15TH OR WHICH ARE DISTURBE:D AFTER OCTOBER 15TH, SHALL BE STABILIZED TEMPORARILY l\!TH STONE OR
EROSION CONTROL BLANKETS APPROPRIATE FOR THE DESIGN FLOW COND/TIONS.
J. AFTER NOVEMBER 15TH, INCOMPLETE ROAD OR PARKING SURFACES, WHERE: WORK HAS STOPPED FOR THE
WINTER SEASON, SHALL BE PROTECTED WITH A MINIMUM OF" J INCHES OF CRUSHED GRAVEL PER NHDOT ITEM
304.J.
EROSION CONTROL INSPECTION:
INSPECTIONS OF THE CONSTRUCTION SITE SHALL BE MADE BY PERSONNEL FAMILIAR WITH THE CONSTRUCT/ON
ACTIVITY
EROSION AND SEDIMENT CONTROL MEASURES IDENTIRED IN THE PLAN SHALL BE OBSERVED TO ENSURE THAT
THEY ARE OPERATING CORRECTI. Y.
INSPECTIONS SHALL BE CONDUCTED AT LEAST ONCE EVERY EACH WEEK AND WITHIN 48 HOURS OF THE END
OF" A STORM EVENT THAT IS 0.5 INCH OR GREATER. THESE INSPECTIONS SHALL COVER DISTURBED AREAS
THAT HAVE NOT BE:EN FINALLY STABILIZE:D, AREAS USED FOR STORAGE OF MATERIALS THAT ARE EXPOSED TO
PRECIPITATION, STRUCTURAL CONTROL MEASURES, AND LOCATIONS WHERE: VEHICLES ENTER OR EXIT THE SITE.
WHERE AREAS HAVE BEEN FINALLY OR TEMPORARILY STABILIZED OR RUNOFF IN UNLIKELY DUE TO WINTER
CONDITIONS (E.G., SITE IS CO\IERE:D WITH SNOW, ICE, OR FROZEN GROUND EXISTS) SUCH INSPECTIONS SHALL
BE CONDUCTED AT LEAST ONCE EVERY MONTH.
THE CONTRACTOR SHALL KEEP WRITTEN REPORTS SUMMARIZING EACH INSPECTION ONSITE.
UTILITY AND GRADING NOTES
Engineer:
I.
ALL NEW SEWER PIPE TO BE P1V SOR 35.
2.
WATER SERVICE
m
BE SIZE AND TYPE AS SHOWN ON THE SITE PL.ANS.
ALL UTILITY WORK SHALL BE IN ACCORDANCE WITH TllE CITY OF KEENE
STREET ANO UTILITY STANDARDS ANO INSPECTEO BY DPW ENGINEERING
J.
THAYER
FELLOWS, P.E.
COUNTY ROAD
P. 0. BOX428
WALPOLE, NH
03608-0428
(603) 756-4811
OR WATER/SfWER DEPARTMENT PRIOR TO BURIAL OR BEING PLACED IN
SERVICE.
MAINTAIN MIN. 10' HORIZONTAL SEPARATION OF WATER AND
4.
SEWER
UNES.
ALL CATCHBASINS TO HAVE A MIN. 2' SUMP.
ALL Cl\TCHBASINS TO HAVE HOODED OLJn.ETS. GRATES SHALL BE TYPE
"B" OR AS APPROVED BY CITY OF KEENE IF" WITHIN THE CITY ROW.
E:ACH WATER SERVICE TO BE METERED SEPARATELY.
DRAINAGE PIPE TO BE CPP OR PERFORATED CPP SUITABLE FOR H-20
LOADING.
5.
6.
7.
8.
9.
EXIST. ROOF"
DRAIN
CONSTRUCTION WITHIN THE CITY ROW REQUIRES AN EXCAVATION PE'RMff
FORM THE PUBLIC WORKS DEPT. CONTRACTOR IS RESPONSIBLE FOR
ALL EXCAVATION PERMITS REQUIRED.
EXCl\VATION WITHIN TllE CITY STREIT SHALL BE SAW CUT. WORK TO
BE OONE TO DPW STANDARDS ANO INSPECTED BY DPW.
SEWER LINES WfTH LESS THAN 4 FEET OF COVER SHALL BE INSULATED
WIT/I 2" EPS.
DOMESTIC WATER SERVICE SHALL REQUIRE A KEENE OPW APPROVEO
TESTABLE BACKFLOW DEVICE TO BE INSTALLED IN BU/LO/NG.
INSTALL CORPORATIONS OR Gtl.TE VALVES AT ALL WATER LINE
CONNECTIONS TO THE CITY MAIN LINE.
NEW ROOF" DRAIN TO BE: INSULATED WITH 2" EPS INSULATION WHERE
LESS THAN 4 FEET BELOW GRADE.
10.
11.
NEW ROOF DRAIN
/NV OUT 4B4.35
12.
FF~4B9.9'
l.J.
14.
THE DEPTH OF THE EXISTING FOUNDATION IS UNKNOWN.
15.
CONTRACTOR
TO VERIFY FROST PROTECTION IS ADEQUATELY ADDRESSED AFTER
LOWERING GRADE ADJACENT TO BUILDING.
"' "'
Owner:
815 COURT
STREET, LLC
17 WEST STREET
KEENE, NH 03431
Planner:
ft.:.~.·
Brickstone
F
i :
U:
I
I
;a
Phone: (603)357-0116
I
I
I
I
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I
I
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{
I
,/
PROFILE
815 COURT STREET
KEENE, NH 03431
~21
I
I
EXXON
EXISTING 120 EX
50' MIN.
PROPOSED 4000 SF
BUILDING
ADDITION
I
/
i·
r
2o' MIN.
PLAN
1-1/2" STONE
SIDEWALK RECONSTRUCTION
STA.B ILIZEJ CONSTRUCTION ENTRAl\C E
1.
2.
J.
4.
.
.
Page 25 of 68
CUT PAV/NC IN PARKING LOT IN FRONT OF SIDEWALK AND REMOVE J TO 4 FEET OF"
PAVING.
REMOVE SIDEWALK AND PLANTERS IN FRONT OF BUILDING.
CONTRACTOR SHALL PROVIDE
TEMPORARY AND SAFE ACCESS TO BUSINE:SSES AFFECTED DURING NORMAL WORKING HOURS
FOR EXISTING BUSINESSES.
CONSTRUCT NEW PLANTERS AND NEW CONCRETE: SIDEWALi<. E:NSURE NEW SIDEWALi< HAS
POSITIVE DRAINAGE: SLOPE OF 21' AWAY FROM EXISTING AND NEW BUILDING.
GRADE PARKING LOT AREA TO MATCH INTO NEW SIDEWALi< GRADE AND EXISTING PAVING
AND RE-PAVE PARKING AREA.
NOT TO SCALE
GRADING,
DRAINAGE AND
UTILITY
PLAN
\
SCALE:
1"=30'
DATE:
APRIL 17, 2015
<
\
~
\
A
SHEET
3
I
/
v
1. PRUNE 1/5 OF EXISTING LEAF AREA
l'IHILE RETAINING THE NATURAL FORM.
NEVER CUT LEADER.
2. REMOVE ALL WIRERS, NYLON ROPE,
OR STRING FROM TOP QUARTER OF
TREE BALL, REMOVE TREATED BURLAP
AND PLASTIC BURLAP ENTIRELY.
I
5.
TREE GUYS:
PLACE GUYS 120 DEGREES APART.
l'IHEN THIS IS NOT POSSIBLE, THEN
POSITION SHALL BE ADJUSTED TO
MAXIMIZE STABILIZATION.
WIRE MUST NOT TOUCH TRUNK OF TREE
REVISIONS:
DATE:
JUNE B, 2015
RELOCATE DUMPSTERS
ADD SHADE TRE:E:S
3. DO NOT USE TREE WRAP
4. GROUND LINE TO BE SAME
AS GROWN AT NURSERY.
KEEP NATURAL FLARE OF
THE TRUNK ABOVE THE
GROUND LINE.
-----~
CUT AND REMOVE BURLAP - - FROM TOP THIRD OF BALL
3• LAYER OF MULCH
TEMPORARY SAUCER
6 • MIN
12 " MIN •
/
DETAIL OF TREE PLANTING AND GUYING
NOT TO SCALE
/
/
REMOVE ALL WIRERS, NYLON ROPE,
STRING, TREATED BURLAP,
/
DO NOT CUT LEADER OF
EVERGREEN PLANTS.
PRUNE AND THIN BRANCHES AND
FOLIAGE BY 1/3 OF PLANT.
DO NOT CUT ALL END TIPS.
RETAIN THE NATURAL SHAPE OF THAT
SPECIES.
PLANT SHRUBS 2-4 INCHES HIGHER
THAN THE EXISTING GROUND LINE.
/
EXIS'
THAYER
FELLOWS, P.E.
COUNTY ROAD
P. 0. BOX428
WALPOLE, NH
03608-0428
(603) 756-4811
SCARIFY OR LOOSEN ROOTS OF
CONTAINER GROWN PLANTS.
CUT AND REMOVE BURLAP
FROM TOP THIRD OF BALL
,
Engineer:
3" LA YER OF MULCH
TEMPORARY SAUCER
Owner:
COMPACTED TOPSOIL BACKFILL
18" t.tlN .
.!IW-- - LEAF COMPOST OR PEATIMOSS AND
~im~~~fm~
SLOPE PER PLAN
~~i'a~~~~~~miJ~-~-~~3• PROCESSED Ml.I.CH
:·.
...........
:-. ·.·.·:·. ......
•· • • :". ·:.•
.. '. :·. ·..·.· ~12"
:·. ·:.··· • '
LOAM
TOPSOIL AT 2: 1 MIX
"--UNDISTURBED EXISTING SUBSOIL
Planner:
~--coMPACTED SUBGRADE - TO BE
GRADED AND COMPACTED IN 12•
LIFTS (MAX) PRIOR TO APPUCAllON
DETAIL
OF
SHRUB
PLANTING
1. SPREAD LOAt.t TO SPECIFIED DEPTH AND RAKE TO REMOVE ALL UNSUITABLE
MATERIALS. ROLL LOAM TO COMPACT.
2. SPREAD LIMESTONE AT A RATE OF 80 LBS/1000 SF OF SURFACE AREA
J. FERTILIZE WITH 10-10-10 FERTILIZER AT A RATE OF 20 LBS/1000 SF
4. SPREAD MULCH IN AREAS SHOWN ON PLAN.
NOT TO SCALE
NOT TO SCALE
LANDSCAPE LEGEND
TYPE
YP YELLOW GEM POTENTILLA
SC STEPHANANDRA CUTLEAF
RP PURPLE PAVEMENT ROSE
QUANTITY
16 EA
8 EA
16 EA
AA AMERICAN ARBORVITAE
3
3
3
3
3
Cl COMPACT INKBERRY
SJ SEA GREEN JUNIPER
G CASINO GOLD JUNIPER
GOLD TIP JUNIPER
G
C ANTICLEER PEAR
LEGEND
aE---CQMPACTED SUBGRADE - TO BE
GRADED AttD COMPAClED ti 12·
LIFTS (MAM) PRIOR TO APPLICATION
1. SPREAD LOAt.t TO SPECIFIED DEPTH AND RAKE TO REMOVE ALL UNSUITABLE
MATERIALS. ROLL LOAM TO COt.tPACT.
2. SPREAD Lit.tESTONE AT A RATE OF 80 LBS/1000 SF OF SURFACE AREA
3. FERTILIZE WITH 10-10-10 FERTILIZER AT A RATE OF 20 LBS/1000 SF
4. SEED AT 2.75 LBS/1000 SF
NH DOT SEED TYPE 15
CREEPING RED FESCUE
PERENNIAL RYEGRASS
KENTUCKY BLUEGRASS
REDTOP
GERMINATION %
LBS/ACRE
85
90
85
80
TOTAL
JAPANESE ZELKOVA
F
i :
I
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TELEPHONE POLE
@
CATCH BASIN
--E--
--G--
GAS LINE
---
EXISTING GRADE
1 EA
3 EA
3 GAL
J GAL
3 GAL
3 GAL
3 GAL
MATURE HEIGHT
2 FEET
3 FEET
2.5 FEET
12 FEET
4 FEET
4 FEET
3 FEET
4 FEET
3"" CAL(6' HEIGHT 4' WIDTH) 25 FEET
1 - 1 1/2" CAL
815 COURT STREET
KEENE, NH 03431
LANDSCAPING
PLAN
50 FEET
PARKING LOT LANDSCAPING
LANDSCAPING REQUIRED
50X9X18X0.1=810 SF
LANDSCAPING PROVIDED - 1400 SF
WATER LINE
PROPOSED GRADE
DUt.tPSTER WITH 6' HIGH SOLID
[fil
WOOD FENCE
-'dI\
0
EA
EA
EA
EA
EA
PLANTING SIZE
2 GAL
2 GAL
2 GAL
PROPOSED 4000 SF
BUILDING
ADDITION
0
SCALE:
1"=10'
DATE:
APRIL 17, 2015
LIGHT ON POLE
)
--SF--
PROPANE TANK
SHEET
Page 26 of 68
U:
HYDRANT
SEWER LINE
(
NOT TO SCALE
-6-e-w-s-
40
50
25
5
120
LOAM AND SEED DETAIL
ft..:.~.·
Brickstone
Phone: (603)357-0116
LOAM AND MULCH DETAIL
t.tlNIMUM
PURITY %
96
98
97
95
17 WEST STREET
KEENE, NH 03431
(ITEM 641)
12 " MIN •
KIND OF SEED
815 COURT
STREET, LLC
4
I
DATE:
REVISIONS:
JUNE 8, 2015
REMOVE: TRUCK PULL UP AREA.
RELOCATE DUMPSTERS
ADD ROOF DRAIN AHD TRUCK WfLL DRAIN.
REVISE GRADING FUR DOCK AREAS.
ADD SHADE TREES
REVISE LIGHTING FOR NEW LAYOUT
b.o
b.o
b.o
LIGHTING DESIGNER:
b.o b.o
b.o b.o b.o
b.4 b.6 b.7 i.o i .s 2.2 3.o
b.2 b.1 b.1 b.o b.o b.o b.o b.o b.o
b.o b.o
.2 b.2 b.3 b.s b.1 i .o i .s i .9 2.s
b.3 b.1 b.1 b.o b.o b.o b.o b.o b.o
b.o
b.2 b.1 b.o b.o b.o b.o b.o b ..r b.
b.2 b.1 b.2 b.2 b.3 b.s b.a i.1 i.s 2.1 2.6 3.2
b.s b.1 b.o b.o b.o b.o
b.
b.1 b.1 b.2 b.3 b.s b.a i .2 i.6 i.a i .s b
EXIST. ROOF
DRAIN
b.o b.o b.o b.o b.o
LEGEND
-b-
HYDRANT
TELEPHONE POLE
CATCH BASIN
--w--s -
SEWER LINE
--E--
--G--
GAS LINE
WATER LINE
EXISTING GRADE
PROPOSED GRADE
@1
WOOD FENCE
-~(
Q
LIGHT ON POLE
)
PROPANE TANK
~---~
- - SF - -
Page 27 of 68
b.o b.o b.o b.o
b.o b.o b.o
b.o 'll ·o
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''
b. ~o b.o
b.o b.o
b.~.o
b.o b.o b.o · .o
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b.o, b.o
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b.3 b.1 b.o
b.o b.o
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,.
.o b.o o.,e
''
''
b.o b.o b.o
',~~
b.o b.o
\
b.1
17 WEST STREET
KEENE, NH 03431
Planner:
b.1 b.1 b.o.,.'".o
Brickstone
z"·
Land Use Consultants
''
~~
''
''
Site Planning, Pennltllng and Development ConsuHlng
Phone: (603) 357-0116
.o
.0
PROPOSED 4000 SF
BUILDING
ADDITION
.o b.o
815 COURT STREET
KEENE, NH 03431
.o
.o
b.o b.o b.o b.o b.
LIGHTING
PLAN
..
''
''
''
''
o~ ~ .o
''
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b.o
b.o
\
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''
''
''
b.o b.o
b.o . . o
b.o b.o
\
b.o
0.0
''
''
''
''
Luminaire Schedule
Qty
Symbol
2
-El
2
0
3
0
Label
S4
Wl
W2
Arrangement
SINGLE
SINGLE
SINGLE
Description
GLEON-AE-03-LED-El-SL4/ 20' AFG
IST-B02-LED-El-BL4/ 12. AFG
XTOR2A/ 12. AFG
StatArea 1
TRUCK BAYS TO PKG SPACES
Illuminance (Fe)
Average = 1.46
Maximum= 5.7
Minimum= 0.4
Avg/Min Ratio
3. 65
Max/Min Ratio
14.25
\
''
.o b.o
SCALE:
1"=30'
DATE:
APRIL 17, 2015
\
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\
LC
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b.o b.o b.o
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VO:,
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815COURT
STREET, LLC
•' •
b
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o.o, 0.0
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Owner:
O·.o b.o b.1 b.1 b.1 0.1 b.1 a.Ao
o.o o'\.°
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'-~b.o
''
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b.1 b.1 b.1 b.2 b.3 b.3 b.
b.o b.1 b.1 b.1 b.2 b.
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b.1 b.o
o b.o b.1 b.1 b.1 b.2 b.4 b.s b.1
b.o b.o
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b.l b.l b.l b.2 b.3 b.6 b.B i.l
b.o b.o b.o b.o
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yrb.
b.1 b.2 b.3 b.s b.a i .1 i .s 2.o 2.4 2.4 i .6 b.s b.1 b.o b.o
b.o,.!.o b.o b.o b.o b.o b.2
''
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b.3 b.2 b.2 b.3 b.s b.a i .1 i.4 2.o 3.2 3.9 3.9
SHEET
5
REVISIONS:
----t---1" (COMPAClED) WEARING COURSE PAVING (NHDOT TYPE E)
5" X 18" GRANITIE CURB
DATE:
'<o
•.• , • •• • • •
:·. ·.' .''.·. ·.' .'
•• • • ;·. ·; .' ~;--2: (COMPACTED) BASE COURSE P(AVING (NHD)OT TYPE B)
•.•• '.'. '.' _.
:·. '.' / . • •
"
6 COMPACTED CRUSHED STONE ITEM 304.4
4" CONCRETIE SIDEWALK
1<---12" COMPACTED BANK-RUN GRAVEL (ITEM 304.2)
~~j(;--coMPACTED SUBGRADE -
OR GRANULAR FILL ITEM 209.1
GRADED AND COMPACTED IN 12"
LIFTS IMAX) PRIOR TO APPLICATION
OF GRAVEL
TENANT SPECIFIC REQUIREMENTS:
PER BBU SPECIFICATIONS. ALL NEW PAVEMENT AREAS SHALL BE HEAVY DUTY ASPHALT AS SPECIFIED BY
THE "DESIGN OF HOT MIX ASPHALT PAVEMENTS FOR COMMERCIAL, INDUSTRIAL AND RESIDENTIAL AREAS
(IS109)". SITE SPECIFIC GEOTEC REPORT MAY DICTATE ALTERNATIVE PAVEMENT DESIGN AND MAY REQUIRE
THICKER STONE BASE AND THICKER ASPHALT SECTION FOR HEAVY DUTY ASPHALT AREAS. CONSULT MW
SOILS, PO BOX 1466, CHARLESTOWN, NH, 03603, PH 603 826 5873 FOR GEOTEC INVESTIGATION.
ALL FILL MATERIAL AND DISTURBED AREAS UNDER PAVING TO BE
CONCRETE DOOR PAD DETAIL
GRANITE PLANTER
COMPAClED TO A MIN 95% DENSITY.
SCALE:
NOT 1lD SCALE
SCALE: NOT TO SCALE
PAVING DETAIL
NOT TO SCALE
CONCRETE SIDEWALK SPECIFICATIONS
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
P," GAV!.. POST
CONCRETE SIDEWALKS SHALL BE A MINIMUM OF 5 FEET WIDE.
CONCRETE SIDEWALKS SHALL BE A MINIMUM OF 4 • TIHICK.
AT DRIVEWAYS, CONCRETE SIDEWALKS SHALL BE A MINIMUM OF 8" THICK.
SUB BASE SHALL BE A MINIMUM THICKNESS OF 12" OF CLIEAN GRANULAR
MATERIAL COMPACTIED TO 95%.
BASE SHALL BE A MINIMUM THICKNESS OF 6" OF CRUSHED GRAVEL
COMPACTED TO 95%.
SIDEWALKS SHALL HAVE A MINIMUM CROSS SLOPE OF 1/4" PER FOOT.
MAXIMUM LONGITUDINAL GRADE SHALL BE 1:12.
MINIMUM LONGITUDINAL GRADE SHALL BE 0.5%.
CONCRETE SHALL BE 4000 PSI CLASS M CONCRETE WITH 1.5 LIBS OF
FORTAFIBRE PER CUBIC YARD, AS PER NHDOT SPECIFICATIONS.
CONCRETE SHALL HAVE 5-9% AIR ENTRAINMENT.
SLUMP SHALL BE BETWEEN 3" AND 5".
4 TEST CYLINDERS PER LOAD OF CONCRETE, BY CERTIFIED CONCRETE
TIESTER.
MAXIMUM SPACING DF EXPANSION JOINTS SHALL BE 30 FEET.
CONTROL JOINTS SHALL BE A UNIFORM DISTANCE APART, SPACED FIVE FEET,
AND 3/4" DEEP.
ALL EDGES AND JOINTS SHALL BE FINISHED WITH A HAND EDGING TOOL.
TIHE SURFACE OF THE SIDEWALK SHALL BE MAG-FLOATED AND TROWELED,
AND GIVEN A FINE GRAINED BROOM FINISH.
AS SOON AS THE CONCRETE HAS ATTl>JNED ITS INmAL SET, IT SHALL BE
COVERED WITH PLASTIC, BURLAP, OR OTHER APPROVED MATERIAL AND KEPT
MOIST FOR A MINIMUM OF 7 DAYS TO CURE, AND SHALL NOT BE ALLOWED
TO FREEZE. NO TRAFFIC SHALL BE ALLOWED ON THE SIDEWALK DURING THE
CURING PERIOD.
AFTER THE CONCRETE HAS CURED FOR A MINIMUM OF 14 DAYS, AND AFTER
IT HAS ATTAINED A DRY APPEl>JRANCE, IT SHALL BE COATED WITH A 50-50
MIXTURE OF DOUBLE BOILED LINSEED OIL AND KEROSENE.
l>JPPLICATION SHALL BE AT A RATE OF 1 GALLON PER 40 SQ YARDS.
A SECOND COAT SHALL BE APPLIED WHEN THE CONCRETE HAS REGAINED
ITS DRY APPEARANCE, BUT AT LEAST 24 HOURS AFTER TIHE FIRST COAT,
AT A RATE OF 1 GALLON PER 70 SQ YARDS.
1 X 4
PIN~)l'R=::==::==:=::==::~=::==::==::==:==j'i'JI
1/2" GAP
DUMPSTER
J - 2X4 PT RAILS
COMPACTED SUBGRADE - TO BE --~
GRADED AND COMPACTIED IN 12"
LIFTS (MAX) PRIOR TO APPLICATION
OF GRAVEL
1<---1COMPACTED SUBGRADE - TO BE
GRADED AND COMPACTIED IN 12"
OF GRAVEL
6'
HIGH
STOCKADE
DUMPSTER
ffNCf - - -
Engineer:
6" CONC. SLAB WITIH
114 BARS 12" O.C. E. W.
4• GALV POST
1/8 •
1/8 •
CONJRAC]ON ,JOINT
NOTE: P.E.J.F.C. SHALL BE INSTALLED AGAINST ALL EXISTING HARD SURFACES
AGAINST WHICH CONCRETE WILL BE POURED.
COUNTY ROAD
P. 0. BOX428
WALPOLE, NH
03608-0428
(603) 756-4811
GATE MAY NOT BE REQUIRED
DEPENDING ON LOCATION OF
DUMPSTER PAD.
~~:9
JOINT SEALER
CONFORMING TO
ASTIM D 1850 OR
FED. SPEC. ss-S-1401
'--...pREMOULDED EXPANSION
EXPANSION JOINT
JOINT FILILER CONFORMING
TO ASTIM D1751 OR D1752
THAYER
FELLOWS, P.E.
NOTIES;
1. ALL WOOD Rl>JLS TO BE PRESSURE TIREATED, FREE FIROM EXCESSIVE
CRACKS, CHIPS, WARPS OR KNOTS.
2. ALL FASTENERS AND POSTS TO BE HOT DIPPED GALVANIZED.
3. NUMBER OF DUMPSTERS AND SIZE TO BE DETERMINED BY OWNER
SIZE l>JND NUMBER WILL DETERMINE FINAL DIMENSIONS OF
ENCLOSURE.
4. PROVIDE 4' WIDE ACCESS OPENING ON SIDE, W/ A.DA ROUTE.
DUMPSTER ENCLOSURE DETAIL
NTS
Owner:
815 COURT
STREET, LLC
117 WEST STREET
KEENE, NH 03431
Planner:
ft..:.~.·
Brickstone
CONCRETE WALK DETAIL
F
i : U:
I
I
;a
NOT TO SCALE
Phone: (603)357-0116
PROPOSED 4000 SF
BUILDING
ADDITION
·.
·4
•
SAW CUT TRENCH 12"WIDER THAN ALLOWABLE TRENCH WIDTH (W)
BOTH SIDES FOR PAVEMENT LIMITS FOR TRENCH PATCH
(TYPICAL FOR ALL PIPE IN TRENCH PATCH AREAS)
r
'I-" COMPACTED LOAM !c SEED
(SEE NOTE 5)
815 COURT STREET
KEENE, NH 03431
DRAINAGE TRENCH NOTES:
• ··'\.\. \. " \. "\ ""-' "-"-·'" " ' PAVEMENT
- -....._
GRAVELS
SEE TYPICAL ROAD SECTION
1.
-----2.
SUITABLE~
\MATERIAL
------w
All. BACKFILL SHALL BE COMPACTED AT OR
NEAR OPTIMUM t.10ISTURE CONTENT BY
APPROVED MEANS.BACKFlLL BENEATH PAVED
SURFACES SHALL BE COMPACTED TO NOT LESS
THAN 95 PERCENT OF AASHTO T99, METHOD C
(SEE NOTE 6)
•
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•
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0
0
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COMPACT IN
1' LAYERS MAX.
3.
.
•.
.
SITE DETAILS
QRA!NAGE p!PF:
MATERIALS SHALL BE CORRUGATED POLYETHYLENE4. ALL SHEETING SHALL BE LEFT IN PL.ACE, TO BE EMBEDDED IN THE 8ACKF1LL OF THE TRENCH, UNLESS IN THE OPINION OF THE
ENGINEER REMOVAL OF THE SHEETING WILL NOT CAUSE INJURY TO STRUCTURES, STREET UTILITIES, OR PROPERTY (WHETHER PUBLIC
OR PRIVATE), OR CREATE SEnLEMENT OF THE SUB GRADE IN CASES WHERE REFILL BELOW GRADE IS REQUIRED. REMOVAL OF
SHEETING WILL ONLY BE ALLOWED WITH THE WRITTEN CONSENT OF THE CITY ENGINEER. SHEETING LEFT IN THE TRENCH SHALL BE
CUT OFF ONE FOOT ABOVE THE CROWN OF THE PIPE.
5.
FOR CROSS COUNTRY CONSTRUCTION: BACKFILL OF FlLL SHALL BE MOUNDED 1lD A HEIGHT OF 6 INCHES ABOVE THE ORIGINAL
GROUND.
CRUSHED STONE OR GRAVEL BEDDING
h.~"'-~.--.-_...,_,d..----(:::S:'.'EE~NO'.':TE:=-1:'.')=~~==~=~~·
••
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"
Cl
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LEDGE
JRENCH SECTION CTYpJ
NOT 1lD SCALE
Page 28 of 68
BACKFILL MATE:RIAL:
IN ROADS, SHOULDERS, WALKWAYS AND TRAVELED WAYS, SUITABLE MATERIAL FOR TRENCH BACKFlLL SHALL BE THE NATURAL
MATERIAL EXCAVAlED DURING THE COURSE OF CONSTRUCTION, BUT SHALL EXCLUDE DEBRIS, PIECES OF PAVEMENT, ORGANIC
MATTER, TOP SOIL. ALL WET OR SOFT MUCK, PEAT OR CLAY. ALL EXCAVATED LEDGE MATERIAL. ALL ROCKS OVER 6" IN DIAMETER
AND ANY MATERW. WHICH IS DffiRMINED BY THE ENGINEER THAT WILL NOT PR<MDE SUFFICIENT SUPPORT OR Ml>JNTAIN THE
COMPLETED CONSTRUCTION IN A STABLE CONDITION.
IN CROSS COUNTRY CONSTRUCTION SUITABLE MATERIAL SHALL BE AS DESCRIBED ABOVE, EXCEPT THAT THE ENGINEER MAY PERMIT
THE USE OF TIDP SOIL. LOAM, MUCK OR PEAT, IF THE ENGINEER IS SATISFIED THAT THE COMPLETED CONSTRUCTION WILL BE
ENTIRELY STABLE AND PROVIDE EAS'f ACCESS TO THE PIPE LINE FOR MAINTENANCE AND FUTIJRE REPLACEMENT.
COMPACT IN
2' LAYERS MAX.
- - - - --!'/ ,
BEpp!NG:
FOR PIPE SHALL CONSIST OF PREPARING THE BOTTOM OF THE TRENCH 1lD SUPPORT THE ENTIRE LENGTH OF THE PIPE AT A
UNIFORM SLOPE AND ALIGNMENT. CRUSHED GRAVEL OR CRUSHED STONE SHALL BE USED TO BED PIPE TO THE ELEVATION SHOWN.
6"
MIN. BEDDING DEPTH IN EARTH
AND LEDGE AND PAYMENT DEPTH
FOR LEDGE EXCAVATION' 6" OR
1/+ 0 D. FOR PIPE GREATER THAN 24" O.D.
SCALE:
1"=30'
DATE:
APRIL 17, 2015
BOLLARD DETAIL
(NTS)
SHEET
6
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815COURT
STREET, LLC
Page 29 of 68
" '\
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117 WEST STREET
KEENE, NH 03431
""
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fD) rickstone
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l9J Land Use Consultants, LLC
Phone: 603 35Nl116
PROPOSED 4000 SF BUILDING ADDITION
815 COURT STREET
KEENE, NH 03431
REVISION
TRUCK
ACCESS
PLAN
SCALE:
DATE
1·=40
1
6/8/15
T1
''
STAFF REPORT
SPR-505, Modification 1 – SITE PLAN REVIEW – Fairfield’s – 434-440 Winchester St.
Request:
Applicant Brickstone Land Use Consultants, on behalf of property owner 434-440 Winchester LLC is
proposing a building expansion to the existing, automobile dealership at 434 Winchester St. in Keene NH.
The parcel is 3.01 acres, TMP# 911-24-008 in the Commerce Limited zone. The property is located
entirely within the 100-year floodplain. The project is a renovation of the 10,886 SF existing structure;
expanding it by 3,885 SF and creating second floor for offices.
Background:
The last expansion for the auto dealership on this parcel was approved in 1985. As the name suggests, the
434-440 Winchester LLC owns both the property involved with this renovation as well as the next,
contiguous, property south. The existing building will be renovated with an addition to the back area as
well as a second story. Site work is limited to the front landscape and the rear-most, fenced-in, storage
area. The car parking and circulation will remain the same.
Completeness:
The applicant has requested site-specific exemptions from checklist items that are not applicable
or do not exist on the property. In addition, they request exemption from submitting a Lighting
Plan and Technical Reports: Drainage, Traffic Report and a Soils Report.
After review of each request, Staff has determined that exempting the applicant from submitting
this information would have no bearing on the merits of the application and recommends that the
Planning Board grant these applications and accept the application as “complete.”
K:\BOARDS\PLANNING\Applications\Site_Plan_Review\SPR-505 434 Winchester Fairfields\Mod. 1\Fairfield Staff Report.doc
Page 30 of 68
Page 1 of 4
STAFF REPORT
Departmental Comments:
Code: Submit a Floodplain Development permit.
Police Dept.: PD has no issues.
Fire Dept.: I reviewed the plans, Fire is all set.
Engineering Dept.: No Comments
Application Analysis:
The following is a review of the Board’s relevant standards in relation to the proposed application:
1. Drainage:
a. Per DS 1a. The expansion of the proposed building will not result in increased runoff. The
current flow of runoff from pavement towards the back of the site to an existing depression
also does not change. The amount of paved area decreases slightly in the overall site plan.
b. Per DS 1b. The application does not describe attempts to utilize LID treatments however the
property’s location within the floodplain makes many LID treatments difficult. The current
and proposed drainage pattern utilizes an existing depression as a detention area and settling
basin which filters runoff. See attached Stormwater Management Review letter dated May
12, 2015 to Dave Bergeron from Thayer Fellows, PE. This standard appears to be met.
2. Sedimentation and Erosion Control: Per DS 2, the project drawings shows silt fence installed
surrounding the portion of the parking lot proposed to be excavated and re-paved. A suggested project
sequence on sheet C3, the Grading Plan, refers to sediment and erosion control measures needed with
the broader standard of the NH stormwater management and erosion control requirements. This
standard appears to be met.
3. Snow Storage: Snow storage is called for in the back, unpaved area that is adjacent to both the ditch
and the jurisdictional wetland. This standard appears to be met.
5. Flooding: The BFE of the existing building is 471.3 as surveyed in 2013. The entire parcel is in the
100-year floodplain of the Ash Brook Swamp watershed as shown on the FEMA FIRM map
33005C0266E, dated May 23, 2006, and is subject to flooding to the elevation of 471. As mentioned
earlier, per Development Standard 5 and Keene’s floodplain regulations, the entire building, both
existing and proposed sections are to be floodproofed to a minimum elevation of 472. In addition,
100% compensatory storage is being created by removing, excavating and re-building the rear
parking area to be 6” lower than its current elevation. A flood permit will be a condition of approval.
6. Landscaping: A new crabapple ornamental tree is being replaced along with various shrubs at the
front of the building. The standard is met due to no other parking lot work requiring additional
parking lot landscaping.
Page 31 of 68
Page 2 of 4
STAFF REPORT
7. Screening:
a. Per D.S. 8.a. No dumpster is proposed for the site.
b. Per D.S. 8.b. A parapet wall is proposed to screen a rooftop unit. This standard appears to be
met.
10. Lighting: The proposed project will move the existing building wall-paks to new locations at the rear
of the building. No pole-mounted lights are being moved or altered. The applicant is proposing to create
a new lighting plan for both properties as a separate, future project.
13. Comprehensive Access Management: No city sidewalk is present to connect to. A paragraph
discussion was submitted. A bicycle rack for employees is shown adjacent to the Service Entrance.
Accessible parking spaces with access lanes are provided at both the front and side-service entrances.
This standard appears to be met.
15. Filling / Excavation: Per DS 15.b. the approximately 250 C.Y. of material to be removed from the
back parking area will be hauled by trucks using Route 10 out of town. This standard appears to be met.
16. Wetlands:
a. Per D.S. 16 the wetland is not proposed to be altered or impacted.
b. The buffer, however, will be impacted by a corner of the proposed compensatory wetland
storage. However, per Sec. 102-1486.13 permits the “construction of compensatory flood
storage excavation under City Code Chapter 54 – Natural Resources, as long as no part of the
compensatory flood storage excavation is within a wetland…”
This standard appears to be met.
19. Architectural and Visual Appearance:
a. Similar to other Keene car dealership renovations and new constructions, the proposed building
details are not particularly suggestive of New England architecture. However, per D.S. 19.b.1.
The front and side façades have been articulated to reduce the massive scale of the glass panels
by the second story office and storage section.
b. Additionally, per D.S. 19.b.2, the height of the building (20’ and 23’) do not overwhelm the
prevailing architectural scale of the City.
c. The proposed materials for the exterior of the building are black, white and brushed aluminum.
They do not have a gloss finish and
d. Lastly, per D.S. 19.b.3 the front façade does highlight a curve and the rear façade has a gable.
The proposed renovation is a vast improvement over the current building.
Page 32 of 68
Page 3 of 4
STAFF REPORT
RECOMMENDATION FOR APPLICATION If the Board is inclined to approve this
application, the following motion is recommended:
Approve SPR-505 Modification #1, as shown on the plan entitled “PROPOSED BUILDING
EXPANSION, FAIRFIELD’S CADILLAC, BUICK, GMC”, Tax Map #: 911-24-008, 434-440
Winchester Street, Keene, Cheshire County, NH, dated May 15, 2015, last revised May 28, 2015
with sheets # C1-C5, drawn by Brickstone Land Use Consultants at a scale of 1” = 30’; with the
following conditions:
1. The following actions are needed prior to signature by the Planning Board Chair:
a. Owner’s signature on plan.
b. An approved license from Keene City Council “to infringe 12’ into a 60’
right of way easement for Cornwall Drive”.
c. Submittal of a completed Floodplain Permit.
2. Prior to signature, submittal security for landscaping and an “as-built” plan in a
form and amount acceptable to the Planning Director and City Engineer.
Page 33 of 68
Page 4 of 4
Site Plan Application Narrative
Modification to SPR-505, Building Addition
Fairfield's Cadillac, Buick, GMC
434 Winchester Street
Keene, NH
May 15, 2015
434-440 Winchester Street, LLC is the owner of the land and buildings at 434
Winchester Street, a 3.01 acre lot in the Commerce Limited District. It is currently
occupied by Fairfield"s Cadillac, Buick, GMC in a 10,886 sf building with_ parking
and vehicle display spaces surrounding the building. The existing property is
nonconforming due to the front building setback and existing side pavement setbacks.
The property is also located entirely within the I 00 year floodplain with the exception of
the building footprint. The applicant proposes to renovate and expand the existing
building.
The shov.-rnom at the front of the existing building will be removed and re-built
with the west wall moved back to comply with the 100 foot building setback required in
the CL district. Directly behind the showroom a portion of the existing building will be
re-built to create a two story office and storage area. On the north side of the building a
new customer service canopy is proposed for car access to the customer service area. At
the rear of the building a 3885 sf addition is proposed to add service bays for vehicle
repair and maintenance.
To comply with the Keene floodplain regulations, onsite compensatory flood
storage will be provided at the rear of the site. An existing paved parking area will be
lowered approximately 6" and repaved to balance the amount of fill placed in the
floodplain to construct the proposed building addition. The floor elevation in the existing
building is 471.3 and does not comply with the regulation requiring the floor elevation to
be one foot higher than the I 00 year flood elevation (4 71.0). To bring this building into
compliance the entire building will be floodproofed to a minimum elevation of 472.0.
The existing access to this site is via a shared driveway and access road. This is a
deeded access shared by 5 adjacent properties on the east side of Winchester Street and
was developed in the ! 980 's. Existing parking spaces at the front of the bull ding will be
reconfigured to reduce the pavement 'width, add handicap parkmg and to allow additional
greenspace at the front of the building. Total onsite parking and vehicle display will
reduced from 177 to 173 spaces.
On the north side of the building, a new 20' canopy is proposed at the car access
to the customer service area. The proposed canopy will meet the building setback
requirement but projects approximately 12' into an existing 60' right of way easement
held by the City of Keene. The purpose of the easement is to allow for construction of a
future road extension of Cornwell Ori ve from its existing tenninus to Winchester Street.
Pern1ission from Keene City Council is required to allow the canopy to encroach into the
easement.
Page 34 of 68
(
No additional employees are planned as a result of this proposal and only 20
additional customer trips are anticipated. No new site lighting is proposed at this time.
Exemptions are requested from providing a drainage report, a traffic report,
lighting plans and from checklist items which do not exist on the property or are not
applicable.
Page 35 of 68
Site Plan Review Application Narrative
Fairfield's Cadillac, Buick, GMC & Kia
Keene, NH
l\'Iay 15, 2015
Development Standards
1. Drainage - The existing drainage patterns will be maintained with no increase
in runoff leaving the site. There will be no increase in lot coverage as a result of
this proposal. A letter regarding drainage from Thayer Fellows, PE is attached.
An exemption from providing a formal drainage report is requested since no
changes to drainage are proposed.
2. Sediment/Erosion Control - Silt fence will be installed along the perimeter of
the development area to prevent sediment from entering the adjacent wetlands.
Disturbed areas will be stabilized as shown on the site plan with loam and seed,
mulch or new pavement.
3. Hillside Protection -
NIA
4. Snow Storage and Removal - Snow storage is designated in areas adjacent to
the parking areas. There is ample room for snow storage at the rear of the site.
Melting snow will drain to the vegetated wetland areas at the rear of the site.
5. Flooding - This property is located within the 100 year floodplain for Ash
Swamp Brook as shown on FEMA FIRM 33005C0266E, dated May 23, 2006,
and is subject to flooding to elevation 471.0. 100% compensatory flood storage
will be provided on site to allow the new construction. Compensatory flood
storage will be provided by re-grading an existing parking area at the rear of the
site. The floor elevation in the existing building is 471.3, which is less than 1
foot higher than the 100 year flood elevation. To comply with the Keene
floodplain regulations, the existing building will be floodproofed to a minimum
elevation of 472.0. A Flood Permit is required.
6. Landscaping- Existing landscaping at the front of the building will be removed
and replaced. Ten existing junipers and one flowering crab tree will be replaced
with 12 new shrubs and 1 flowering crab tree. The new shrubs include
potentilla, gold tipped juniper and dwarf Alberta spruce. The remainder of the
front landscaped area will be loamed and seeded and protected with new granite
curbing.
7. Noise - No excess noise is expected to be generated. AlJ auto repair work wilJ be
performed inside the building.
Page 36 of 68
8. Screening - There are no dumpsters on the site. New HVAC units will be roof
mounted over the new showroom and screened by a three foot high parapet wall.
9. Air Quality - NIA
10. Lighting - Existing site lighting will not be changed with this proposal. New site
lighting is planned as a separate project for this lot and the adjacent lot to the
south which is under the same ownership. The existing site lighting does not
conform to the current lighting standard, however, the future lighting plan will
include full cutoff LED fixtures with reduced lighting after hours.
11. Sewer and Water - The site is serviced by city sewer and city water. Adequate
capacity exists for the proposed use.
12. Traffic-The business operates Monday thru Friday, 8AM to 8PM, Saturday
8AM to 5PM and Sunday 1 lAM to 4PM. They currently have 80 employees and
do not anticipate adding employees at this time. With the addition of new work
bays approximately 20 additional customer trips per day are expected. Winchester
Street is a major roadway (State Rt. 10) with a dedicated center tum lane. The
additional customer trips will not significantly affect the safety or capacity of
Winchester Street.
13. Comprehensive Access Management- The existing property utilizes shared
curb cuts and a shared access driveway which parallels Winchester Street. The
access points and shared access driveway are part of a deeded access agreement
shared by five adjacent properties on the east side of Winchester Street. The
existing access points and the shared access driveway will remain unchanged by
this proposal.
There is adequate line of sight on Winchester Street in both directions at the
existing driveway locations. There are no city sidewalks on either side of
Winchester Street at this location.
14. Hazardous and Toxic Materials -The owner has no knowledge of existing
contamination on the site.
15. Filling/Excavation - Removal of onsite materials to create compensatory flood
storage is required. Approximately 250 CY will be removed from the rear of the
site to balance the fill material placed for the new construction. Trucks will use
Rt. 10 to service this site.
16. Wetlands - There are existing wetland areas on the site located to the east of
the existing developed area. A wetland delineation was performed by SVE
Associates in July 2013 and is depicted on the site plan. No wetland impacts
are proposed. A small portion of the compensatory flood storage area lies with
the 30' buffer at the wetland area on the west side of the site. This is permitted
under section 102-1486 (m) of the Surface Water Protection Ordinance.
Page 37 of 68
2
17. Surface Waters - There are no streams or rivers on or adjacent to the site.
18. Stump Dumps - None
19. Architecture and Visual Appearance- The existing building is a metal
building constructed in the 1970's. This proposal will replace the front
showroom and include new insulated glass panels and insulated ACM panels in
colors of black, white and brushed aluminum. Directly behind the new
showroom will be a two story section containing offices and storage. The two
story building section, the new service canopy on the north side of the building
and the addition at the rear of the building will be clad with the same insulated
ACM panels colored to match the front. The metal siding of the remaining
building portion will be replaced with insulated ACM panels using the same
colors. The addition of the two story section helps to break up the lines of the
building and adds visual interest. The large showroom windows facing south
and west will help to breakup the metal fa9ade and provide natural light in the
customer and showroom areas. Clerestory windows on the top floor of the office
area will also bring natural light into the offices. The overhead doors and
passage doors will be painted white to match the siding color.
The proposed architectural treatments will result a new, clean appearance
to this commercial building.
Page 38 of 68
3
CITY OF KEENE I PLANNING BOARD
SITE PLAN REVIE\tV / 1\-IODIFICATION APPLICATION
This form must be filled out in its entirety. !fa box is not checked staff will assume that the information is
not provided and the application is. therefore. not complete. Incomplete applications will not be ar:r
lfil)l-JJ:;...JJ[9..IJ:..~!ll!!!I~
(or review.
Date Received/Date of Submiisicm: !jj:
Project Name
Ma:tt!italwn ..fo .S p,e- s-o '5'
·
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.
.
Dat~ ~f pt~~appfication meeting . •
'
Tax: Map Parcel number(s)
9-LL - d_t/_- _J)_n_8-_o o .a cJ
Date Application is Cemplete
Planning Department File ·
Project //., / ; ·
Address: ,,_,'lj N J/J(!}def'J
f
.S
Address: Po~ ~3"-1
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Acreage/S .F.
I. of
Parcel $. OI
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N./f t03L/3 I
Telephone\ Email:
0
Signature:
I 131,tYll-/
Name:
Zoning
District:
Address:
Cb111171:1mc: L1tnl-'12d
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-<
Signature:
Modifications: Is this a modification to a previously-approved site plan:
For those sections of the application that are not affected by the proposed modification to the previously approved site
Ian, you are encouraaed to re uest exem tions in lieu of submittin° re uired documents.
IQ Type of development
ll!l Proposed uses
~
IZI Location of access points
13. Any other descriptive information
~
Sedimentation Control
Scope/scale of development
~Vegetation
QQ Parcel size
D Debris management N~
l!'l Proposed storm water, drainage &
erosion plan
WVJI Disposal proposals for boulders, stumps & debris
-· .~ A complete application inustindude the following
~ Two (2) copies of completed application forms signed & dated
~Plans stamped/signed by reg. professional
O!.
~Two (2) copies on 8.5" x 11" or 11 " x l T
Two (2) copies of descriptive narrative
~ Certified list ofall owners of property within 200'
..,lei.. D
Three (3) copies of all technical reports
~ Two (2) sets of mailing labels, per abutter
.~ Two (2) color architectural elevations on ll" x l T'
Ji/. Seven (7) copies on "D" size paper of plans ( 22" x 36")
~ A check to cover the costs of legal notice to advertise
~ Three (3) copies of"D" size architectural elevations (22" x 36")
K:\Administration - Planning Department\FORMS\Site_Plan\Site Plan Application.docx
Page 39 of 68
the public hearing, mailing notices out to abutters
1.26.2015
N
\
KEENE
I'
[87·02·041]
JOSEPH J. PERRINI, Jr.
f?7;
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1010 Wool Ave
Franklin Square, NY 11010
2249/611
Zone: COM
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2249/611
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TBK REAL TY INC
117 West Street
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//. ///.
Locus Map
//.
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Keene, NH 03431
1650/693
Zone: CL
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NOT TO SCALE
[707·01 ·0031
KRIF ROAD ASSOCIATES
LIMITED PARTNERSHIP
P.O.Box 565
Keene, NH 03431
1297/266
Zone: I
426-428 Winchester st•
_ _ _ "Q Cel"l"lnell Driimye,a."--
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Cornwell Drive
ff-
REVISIONS:
b.
MAY 28. 2015
ill
DATE:
ADD WETLAND BUFFER LINE
ADD BUFFER NOTE
ADD BIKE RACK
ADD 5' ADA STRIPE AND NORTH SPACE.
ADD LEGEND
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EXISTING
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SHOWROOM
[87·01 ·078]
JONG E. & CHONG 0. LEE CITY OF
63 Stonewall Circle
Westmoreland, NH 03467
1149/629
1 STORY
SlEEL FRAME
BUILDING
"FAIRFIELDS"
ENGINEER:
25' /GH
THAYER
FELLOWS PE
Zone: COM
COUNTY ROAD
"433 Winchester St"
P. 0. BOX428
WALPOLE, NH
03608-0428
-
OWNER:
434-440 WINCHESTER LLC.
434 WINCHESTER STREET
KEENE, NH 03431
TAX MAP 911 BLOCK 24 LOT 8
[87·01 ·002]
J. ALEXANDER LTD
Keene, NH 03431
2640/001
I
Zone: I
"435 Winc j fter St."
PLANNER:
ff
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ASPHALT
PARKING
'tc(((((LJ
=c:tRK
ELEV=470.45'
Brickstone
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Land Use Consultants, LLC
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1 STORY
SlEEL FRAME
BUILDING
•K1A•
Phone: (603) 357-0116
I
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PROJECT NAME:
I
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/
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PROPOSED BUILDING
EXPANSION
/
FAIRFIELD'S CADILLAC,
BUICK, GMC
WINCHESTER STREET
KEENE, NH
Ull
LEGEND
THIS SITE LIES WITHIN THE 100 YEAR FLOOD HAZARD AREA PER FEMA FIRM, CHESHIRE COUNTY, NH, PANEL 266 OF
610, MAP NUMBER 33005C0266E, EFFECTIVELY DATED MAY 23, 2006. BASE FLOOD ELEVATION IS 471 BASED CROSS
SECTIONS C & D ASH SWAMP BROOK OF THE FEMA FLOOD INSURANCE STUDY, CHESHIRE COUNTY, NH DATED MAY
23, 2006.
Soils
3.
THE LOCUS IS SUBJECT TO ANY RIGHTS AND EASEMENTS OF RECORD AND ANY STATEMENT OF FACTS THAT AN
UP-TO-DATE TITLE REPORT MIGHT REVEAL.
401 -
4.
UNDERGROUND UTILITIES, STRUCTURES AND FACILITIES HAVE BEEN PLOTTED FROM DATA OBTAINED FROM FIELD
SURVEY OF SURFACE LOCATIONS, PREVIOUS MAPS AND RECORDS OBTAINED FROM THE CITY OF KEENE. THEIR
EXISTENCE MUST BE CONSIDERED APPROXIMATE ONLY.
5.
THERE MAY BE OTHER UNDERGROUND UTILITIES THE EXISTENCE OF WHICH ARE NOT KNOWN. THE SIZE AND LOCATION
OF ALL UTILITIES AND STRUCTURES MUST BE VERIFIED PRIOR TO ANY AND ALL CONSTRUCTION. CALL DIG-SAFE PRIOR
TO ANY CONSTRUCTION.
2.
HYDRANT
TELEPHONE POLE
CATCH BASIN
-w-
WATER LINE
-s-
SEWER LINE
Zoning Districts
--E--
ZONE: COMMERCE LIMITED
--G--
GAS LINE
MAX HEIGHT
MIN. LOT SIZE
MIN LOT FRONTAGE
MIN LOT WIDTH AT BUILDING
35'
20,000 sf
100'
100'
MIN FRONT BUILDING SETBACK
MIN SIDE BUILDING SETBACK
MIN REAR BUILDING SETBACK
100'
20'
20'
MAX BUILDING COVERAGE
MAX IMPERMEABLE COVERAGE
40%
70%
Page 40 of 68
EXISTING GRADE
PROPOSED GRADE
[fil
(
-~0
6.
WOOD FENCE
LIGHT ON POLE
)
WETLANDS WERE DELINEATED IN THE PROJECT AREA BY SVE ASSOCIATES ON JULY 22, 2013 USING THE THREE
PARAMETER APPROACH DESCRIBED IN TECHNICAL MANUAL Y-87-1, THE CORPS OF ENGINEERS 1987 WETLAND
PELINEATION MANUAL AND FURTHER DEFINED BY THE OCTOBER 2009, INTERIM REGIONAL SUPPLEMENT TO THE CORPS
OF ENGINEERS WETLAND DELINEATION MANUAL: NORTHCENTRAL AND NORTHEAST REGION U.S. ARMY CORPS OF
ENGINEERS, NOW IN EFFECT.
PROPANE TANK
7.
SOILS ARE SHOWN FROM AN OVERLAY OF THE NRCS WEB SOILS SURVEY 3.0 PROGRAM.
--SF
SILT FENCE, HAY6ALES
8.
--WB - -
WETLAND BUFFER
CONTRACTOR SHALL MARK THE 30' WETLAND BUFFER ON SITE IN UNDISTURBED AREAS WITH STAKES AND FLAGGING
50' ON CENTER. IN AREAS WHERE EXISTING PAVING/GRAVEL EXTENDS INTO THE BUFFER THE CONTRACTOR SHALL
MARK THE EDGE OF THE UNDISTURBED BUFFER REMAINING. CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTAINING
STAKES AND FLAGGING FOR THE DURATION OF THE CONSTRUCTION SCHEDULE.
218 - RAYNHAM-WAREHAM COMPLEX,
OCCASIONALLY FLOODED
OCCUM FINE SANDY LOAM
GRAPHIC SCALE
~-'i-i--'i----T
( IN FEET )
I inch = 30 ft.
EXISTING
CONDITION
PLAN
SCALE:
1"=30'
DATE:
5/15/15
SHEET
C1
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/
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[911 ·24·007]
TBK REALTY INC
117 West Street
/:I'. /// /// ///
/// //
'// / / /
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// //// /// /// ///
Keene, NH 03431
1650/693
Zone: CL
.. 426-428 Winchester
[707·01·003]
KRIF ROAD ASSOCIAT
LIMITED PARTNERSHI
P.0.8ox 565
Keene, NH 03431
1297 /266
INV:463.34
pipe
st•
Zone: I
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[87 ·02-042]
1010 Wool Ave
Franklin Square, NY 11010
2249/811
Cornwell Ori.,,...._
Zone: COM
Cornwell Drive
-
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pl
REVISIONS:
MAY 28. 2015
DATE:
b.
L1:J.
1
ADD BUFFER NOTE
ADD BIKE RACK
[87·01 ·078]
JONG E. & CHONG 0. LEE
ADD LEGEND
63 Stonewall Circle
Westmoreland, NH 03467
1149/629
Zone: COM
"433 Winchester St"
-
--
/
[87-01-002]
J. ALEXANDER LTD
Keene, NH 0.3431
ENGINEER:
THAYER
FELLOWS PE
2640/001
Zone: I
COUNTY ROAD
P. 0. BOX428
WALPOLE, NH
03608-0428
l'
OWNER:
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TBM 900
ELEV-470.45'
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KEENE, NH 03431
1 STORY
STEEL FRAME
BUILDING
•K1A•
ASPHALT
PARKING
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PLANNER:
I
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Brickstone
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Phone: (603) 357-0116
Zoning Districts
ZONE: COMMERCE LIMITED
LEGEND
HYDRANT
MAX HEIGHT
MIN. LOT SIZE
MIN LOT FRONTAGE
MIN LOT WIDTJ-j AT BUILDING
35'
20,000 sf
100'
100'
MIN FRONT BUILDING SETBACK
MIN SIDE BUILDING SETBACK
MIN REAR BUILDING SETBACK
100'
20'
20'
MAX BUILDING COVERAGE
MAX IMPERMEABLE COVERAGE
40%
70%
Notes
1.
2.
TELEPHONE POLE
--w--s -
SEWER LINE
--E--
--G--
GAS LINE
WATER LINE
EXISTING GRADE
PROPOSED GRADE
WOOD FENCE
-~(
0
LIGHT ON POLE
)
PROPANE TANK
--SF
--WB - -
WETLAND BUFFER
L0 T
DAT A
COMMERCE LIMITED
ZONING
911-24-8
TAX MAP #
131,074 SF - 3.01 AC±
LOT SIZE
LOT COVERAGE EXISTING
BUILDING
8%
10,886 SF PAV/GRAVEL
82,010 SF - 63%
TOTAL
92,900 SF - 71%
LOT CO\IERAGE PROPOSED
BUILDING
14,550 SF - 11%
PAV/GRAVEL
78,255 SF - 60%
92,805 SF - 71%
TOTAL
PARKING
RETAJVOFF/CE/DISPLAY 7500 SF/200
-J5 SPACES
SHOP/STORAGE
- 10J60 SF/JOOO -4 SPACc
TOTAL REQUIRED PARKING DESIGNATED -
J9 SPACES
49 SPACES
THIS SITE LIES WITJ-jlN TJ-jE 100 YEAR FLOOD HAZARD AREA PER FEMA FIRM, CHESHIRE COUNTY, NH, PANEL 266 OF
610, MAP NUMBER 33005C0266E, EFFECTIVELY DATED MAY 23, 2006. BASE FLOOD ELEVATION IS 471 BASED CROSS
SECTIONS C & D ASH SWAMP BROOK OF THE FEMA FLOOD INSURANCE STUDY, CHESHIRE COUNTY, NH DATED MAY
23, 2006.
3.
THE LOCUS IS SUBJECT TO ANY RIGHTS AND EASEMENTS OF RECORD AND ANY STATEMENT OF FACTS THAT AN
UP-TO-DATE TITLE REPORT MIGHT REVEAL.
4.
UNDERGROUND UTILITIES, STRUCTURES AND FACILITIES HAVE BEEN PLOTTED FROM DATA OBTAINED FROM FIELD
SURVEY OF SURFACE LOCATIONS, PREVIOUS MAPS AND RECORDS OBTAINED FROM TJ-jE CITY OF KEENE. TJ-jEIR
EXISTENCE MUST BE CONSIDERED APPROXIMATE ONLY.
CATCH BASIN
PROJECT NAME:
TOPOGRAPHY SHOWN ON THIS PLAN IS COMPILED FROM THE ELECTRONIC FILE INDICATED IN PLAN REFERENCE No.1
AND ADDITIONAL FIELD SURVEY BY SVE PERFORMED DURING TJ-jE MONTJ-jS OF JUNE & JULY IN 2013. ELEVATION
DATUM IS REPORTED TO BE NAVD88 BASED ON CONTROL POINTS OBTAINED FROM PLAN REF. No.1'. CONTOUR
INTERVAL IS ONE (1) FOOT.
5.
THERE MAY BE OTHER UNDERGROUND UTILITIES THE EXISTENCE OF WHICH ARE NOT KNOWN. THE SIZE AND LOCATION
OF ALL UTILITIES AND STRUCTURES MUST BE VERIFIED PRIOR TO ANY AND ALL CONSTRUCTION. CALL DIG-SAFE PRIOR
TO ANY CONSTRUCTION.
6.
WETLANDS WERE DELINEATED IN TJ-jE PROJECT AREA BY SVE ASSOCIATES ON JULY 22, 2013 USING TJ-jE TJ-jREE
PARAMETER APPROACH DESCRIBED IN TECHNICAL MANUAL Y-87-1, TJ-jE CORPS OF ENGINEERS 1987 WETLAND
PELINEATION MANUAL AND FURTHER DEFINED BY THE OCTOBER 2009, INTERIM REGIONAL SUPPLEMENT TO THE CORPS
OF ENGINEERS WETLAND DELINEATION MANUAL: NORTHCENTRAL AND NORTHEAST REGION U.S. ARMY CORPS OF
ENGINEERS, NOW IN EFFECT.
7.
SOILS ARE SHOWN FROM AN OVERLAY OF THE NRCS WEB SOILS SURVEY 3.0 PROGRAM.
8.
CONTRACTOR SHALL MARK THE 30' WETLAND BUFFER ON SITE IN UNDISTURBED AREAS WITJ-j STAKES AND FLAGGING
50' ON CENTER. IN AREAS WHERE EXISTING PAVING/GRAVEL EXTENDS INTO TJ-jE BUFFER THE CONTRACTOR SHALL
MARK THE EDGE OF THE UNDISTURBED BUFFER REMAINING. CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTAINING
STAKES AND FLAGGING FOR THE DURATION OF THE CONSTRUCTION SCHEDULE.
PROPOSED BUILDING
EXPANSION
Plan References
REFERENCES INCLUDE ALL INFORMATION REFERRED TO ON ANY OF TJ-jE FOLLOWING PLANS
1.
PLAN SHOWING EXISTING CONDITIONS OF PROPERTY OF 434-440 WINCHESTER LLC, DATED APRIL 14, 2012
BY JOSEPH DIBERNARDO, DIBERNARDO ASSOCIATES, LLC (Provided by Client with permissions)
2.
FAIRFIELDS DEALERSHIPS, WINCHESTER ST. KEENE, NEW HAMPSHIRE, DATED AUGUST 2, 1982 BY ROBERT
DION, DION ENGINEERING, INC. (Cab.4 No.115 CCRD)
3.
PLAT OF EMILE J. LEGERE SUBDIVISION, WINCHESTER ST. KEENE, NH, DATED NOVEMBER 8, 1982 BY
THOMAS FLAVIN (Cab.4 No.145 CCRD)
4.
CORNWELL TRUST LOT, WINCHESTER STREET KEENE, NH SUBDIVISION PLAN, RE-SUBDIVISION OF LOT 3,
LAST REVISED 9-20-1985 BY ROBERT DION (Cab 7 No.14 CCRD)
GRAPHIC SCALE
BUICK, GMC
WINCHESTER STREET
KEENE, NH
PROPOSED
CONDITION
PLAN
SCALE:
1"=30'
DATE:
5/15/15
SHEET
C2
~-'i-i--·r----T
( IN FEET )
1 inch -
Page 41 of 68
30
It.
I
/
/
//. ///.
/
//. '/ ///. /
/ / ///. /
///.
///.
'/
/.
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I
Cornwell Drive
!£'"
""
I
-
I
-
(
I
I
I
I
~
I
CITY OF
25' /GH
REVISIONS:
MAY 28, 2015
DATE:
&
-
- -
ADD BUFFER NOTE
ADD BIKE RACK
I
ADD LEGEND
-J
I
I
GRAPHIC SCALE
~
~
0
~
ENGINEER:
w
~
~I-~-~--~1-lliiiiiiiiiiiil~I~~~I
THAYER
FELLOWS PE
( IN FEET )
1 inch = 30
COUNTY ROAD
P. 0. BOX428
ft.
WALPOLE, NH
03608-0428
LEGEND
OWNER:
HYDRANT
TELEPHONE POLE
KEENE, NH 03431
CATCH BASIN
EROSION CONTROL SEQUENCE
THIS IS A SUGGESTED SEQUENCE FOR THE IMPLEMENTATION OF EROSION CONTROLS. IT SHALL NOT LIMIT
THE CONTRACTOR IN MEANS, METHODS AND TECHNIQUES FOR THE CONTROLLING OF EROSION AND
SEDIMENTATION NECESSARY TO FULFIUL THE REQUIREMENTS OF NEW HAMPSHIRE STORM WATIER MANAGEMENT
AND EROSION CONTROL 485-A: 17.
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
INSTAUL SILT FENCE WHERE SHOWN AND WHERE REQUIRED TO CONTROL EROSION ON AND OFIF SITIE.
INSTAUL STABILIZED PROTECTION FOR EXISTING DRAINAGE SYSTEM WHERE REQUIRED.
REMOVE EXISTING BUILDING AND PAVING WHERE SHOWN ON THE PLANS.
REMOVE MATIER~ FOR FLOODPLAIN COMPENSATION AREA.
CONSTRUCT FOUNDATION AND BRING TO SUBGRADE AND STABILIZE.
INSTAUL UNDERGROUND UTILITIES AND STABILIZE.
FINE GRADE AND STABILIZE AUL AREAS WITHIN 72 HOURS OF ACHIEVING FINISH GRADE.
AUL CUT/FILL SLOPES TO BE LOAMED AND MULCHED OR PLANTIED WITH GROUND COVER WITHIN 72
HOURS OF ACHIEVING FINISHED GRADE.
THE St.11\LLEST AREA PRACTICABLE SHAUL BE DISTURBED DURING CONSTRUCTION. STABILIZATION SHAUL BE
DEFINED AS EITHER BASE COURSE PA~NG, CONCRETE, RIP RAP, 3 INCHES OF BARK MULCH. OR A MIN.
OF 85% OF VEGETATED GROWTH HAS BEEN ESTABLISHED.
ALL DISTURBED AREAS SHAUL BE STABILIZED WITHIN 45 DAYS.
WHEN AUL WORK IS COMPLETED, SLOPES AND DITCHES ARE STABILIZED, REMOVE TEMPORARY EROSION
CONTROL MEASURES AND ANY SEDIMENT THAT HAS COLLECTED IN DITCHES, CULVERTS OR DETIENTION
PONDS.
SHOULO THE CONTRACTOR WISH TO ALTIER THIS SEQUENCE, HE SHAUL SUBMIT THE PROPOSED CHANGES
IN WRITING TO THE ENGINEER. THE ENGINEER WIUL REVIEW THE PROPOSED CHANGES AND ~SE THE
CONTRACTOR.
CONTRACTOR IS RESPONSIBLE FOR IMPLEMENTING ANY AND AUL PROCEDURES TO CONTIROL EROSION ON
AND OFIF THE CONSTRUCTION SITE.
CONTRACTOR SHALL MAINTAIN AN INSPECTION LOG FOR VIEWING BY THE CrrY ENGINEER.
WINTER CONSTRUCTION NOTIES:
1. AUL PROPOSED VEGETATED AREAS WHICH DO NOT EXHIBIT A MINIMUM OF 85% VEGETATIVE GROWTH BY
OCTOBER 15TH, OR WHICH ARE DISTURBED AFTIER OCTOBER 15TH. SHALL BE STABILIZED BY SEEDING AND
INSTAWNG EROSION CONTIROL BLANKETS ON SLOPES GREATER THAN 3:1, AND SEEDING AND PLACING 3 TO
4 TONS OF MULCH PER ACRE, SECURED WITH ANCHORED NETTING, ELSEWHERE. THE INSTALLATION OF
EROSION CONTROL BLANKETS OR MULCH AND NETTING SHALL NOT OCCUR OVER ACCUMULATIED SNOW OR ON
SEWER LINE
--E--
--G--
GAS LINE
WATER LINE
48" MIN. FENCE POST
DRIVEN MIN. 16" INTO
GROUND
PLANNER:
EXISTING GRADE
.
PROPOSED GRADE
"-~- - ~
WOOD FENCE
LIGHT ON POLE
UTILITY AND GRADING NOTES
(
0
)
Pl~
TO 8£ PVC SDR 35.
1.
ALL NEW S£W£R
2.
3.
WATER S£RYICE TO BE SIZE AND TYPE AS Sf/OWN ON TflE SITE PLANS.
ALL UTILITY WORK SHALL BE IN ACCORDANCE WITH TflE CITY OF KEENE
STREET AND UTILITY STANDARDS AND INSPECTED BY DPW ENGINEERING OR
WATER/SEWER DEPARTMENT PRIOR TO BURIAL OR BEING PLACED IN
SERVICE.
MAINTAIN MIN. 10' HORIZONTAL SEPARATION OF WATER AND SEWER
LINES.
ALL CATCH8ASINS TO flAVE: A MIN. 2' SUMP.
ALL CATCH8ASINS TO flAVE: HOODED OU1LITS. GRATES SHALL BE TYPE "8"
OR AS APPROVED BY CITY OF KITNE IF WITfllN TflE CITY ROW.
EACfl WAIER S£RYICE TO BE: METERED SEPARATE:LY.
DRAINAGE PIPE TO BE CPP OR PERFORATED CPP SUITABLE FOR H-20
4.
5.
S.
7.
8.
--SF
--WB - -
WETLAND BUFFER
'--"
10.
11.
12.
13.
\
B" MIN
~/
-,,o
PERSPECTIVE VIEW
PROJECT NAME:
48" MIN. FENCE POST
FILTER CLOTH ~
3/4" STONE
20" MIN
CONSTRUCTION WITHIN THE CJTY ROW RE:QU/RES AN EXCAVATION PERMrr
FORM TflE PUBLIC WORKS DEPT. CONTRACTOR JS RESPONSIBLE FOR ALL
EXCAVATION PERMITS RE:QUIRED.
EXCAVATION W/TfllN TflE CJTY STREET SHALL BE SAW CUT. WORK TO BE
DONE TO DPW STANDARDS AND INSPECrrD BY DPW.
SEWER LINES WJTfl LESS THAN 4 F<fT OF COVE:R SHALL BE INSULAIED
WITH 2• EPS.
DOMESTIC WAIER SE~CE Sf/ALL RE:QU/RE A KEENE DPW APPROVED
TESTABLE BACKFLOW DEVICE TO BE INSTALLED IN BUILDING.
INSTALL CORPORATIONS OR G<\IE VALVES AT ALL WAIER LINE
CONNECTIONS TO TflE CITY MAIN LINE.
'\II
Ft.ow
/
UNDISTIURBED GROUND
EMBED FILTER CLOTH ...--MIN 8" INTO GROUND
rB" MIN
SECTION
.:::.~~~:' f--.....,>---+--.....,•·..,; ~.
3. AFTER NOVEMBER 15TH, INCOMPLETE ROAD OR PARKING SURFACES, WHERE WORK HAS STOPPED FOR THE
WINTER SEASON, SHALL BE PROTIECTED 'MTH A MINIMUM Of 3 INCHES OF CRUSHED GRAVEL PER NHDOT ITIEM
304.3.
FlLTER FABRIC
UNDER GRATE
SIDE VIEW
...
~-~
Page 42 of 68
.;~.:.•,.
'.~t"f ;'.'f ;:xzp~:;r:;,i:;'i;_i:J{:-
ACTI~TY
EROSION AND SEDIMENT CONTROL MEASURES IDENrrFIED IN THE PLAN SHALL BE OBSERVED TO ENSURE THAT
THEY ARE OPERATING CORRECTLY.
INSPECTIONS SHALL BE CONDUCTIED AT LEAST ONCE EVERY EACH WEEK AND WITHIN 48 HOURS OF THE END
OF A STORM EVENT THAT IS 0.5 INCH OR GREATER. THESE INSPECTIONS SHALL COVER DISTURBED AREAS
THAT HAVE NOT BEEN FINALLY STABILIZED, AREAS USED FOR STORAGE OF MATIERIALS THAT ARE EXPOSED TO
PRECIPITATION, STRUCTURAL CONTROL MEASURES, AND LOCATIONS WHERE VEHICLES ENTIER OR EXIT THE SITE.
WHERE AREAS HAVE BEEN FlNALLY OR TEMPORARILY STABILIZED OR RUNOFIF IN UNLIKELY DUE TO WINTER
CONDITIONS (E.G., SITIE IS COVERED WITH SNOW, ICE, OR FROZEN GROUND EXISTS) SUCH INSPECTIONS SHALL
BE CONDUCTIED AT LEAST ONCE EVERY MONTH.
THE CONTRACTOR SHALL KEEP WRITTIEN REPORTS SUMMARIZING EACH INSPECTION ONSITIE.
PROPOSED BUILDING
EXPANSION
BUICK, GMC
WINCHESTER STREET
KEENE, NH
I. •••• ' .
EROSION CONTROL INSPECTION:
INSPECTIONS OF THE CONSTRUCTION SITE SHALL BE MADE BY PERSONNEL FAMILIAR WITH THE CONSTRUCTION
Phone: (603) 357-0116
LOADING.
9.
Brickstone
, ... 1
.~
~
PROPANE TANK
~---~
FROZEN GROUND AND SHALL BE COMPLElED IN ADVANCE OF lHAW OR SPRING MELT EVENTS.
2. ALL DITCHES OR SWALES WHICH DO NOT EXHIBIT A MINIMUM OF B5" VEGETATIVE GROWTH BY OCTOBER
15TH OR WHICH ARE DISTURBED AFTIER OCTOBER 15TH, SHAUL BE STABILIZED TEMPORARILY 'MTH STONE OR
EROSION CONTROL BLANKETS APPROPRIATE FOR THE DESIGN FLOW CONDITIONS.
--w--s -
TOP
~EW
INSPECT AND MAINTAIN STONE & FILTER FABRIC
AFTER 1/2" RAIN EVENT OR WEEKLY
CATCH BASIN PROTECTION DETAIL
NOT TO SCALE
GRADING
CONSTRUCTION SPECIFICATIONS
1. FABRIC TO BE FASTENED SECURELY TO FENCE POSTS WITH WIRE
TIES OR STAPLES.
2. WHEN TWO SECTIONS OF FILTER CLOTH ADJOIN EACH OTHER, THEY SHALL
BE CM:RLAPPED AT A POST BY 6 INCHES, FOLDED AND STAPLED.
PLAN
3. MAINTENANCE SHALL BE PERFORMED />S NEEDED AND MATERIAL REMOVED WHEN
"BULGES" DEVELOP IN TIHE SILT FENCE.
SCALE:
AS NOTED
DATE:
5/15/15
SHEET
C3
SILT FENCE DETAIL
NTS
~ ---6·0--oEAS£~E
SIDE SETBACK
i
N 9'26'3 "E
0
/ 35.77
--
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7~ CH~IN Ll~K F~NCE
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(TYP)
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........_.....
LOAM AND MULCH
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.......·:
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EXISTING
1 STORY
STEEL FRAME
BUILDING
"FAIRFIELDS"
[911·2§·08]
4.34-4• .Q WINC HESTER LLC
---+----
r\Hn¥- 684
Keene, NH 03431
1554-/ "·20
Zone:C L
P
·:.··
..
:•
-··
;
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---
SF
" 434 Winchester St"
I
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LOAM AND MULCH
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.
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SF - - -
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( IN FEET )
1 inch = 20 ft.
.
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JURISDICTIONAL WETLANDS
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REVISIONS:
MAY 28, 2015
/
DATE:
&
ADD BUFFER NOTE
ADD BIKE RACK
ADDLEGEND
I
I
I
LEGEND
LANDSCAPE LEGEND
TYPE
0
AS
GJ
PO
DWARF ALBERTA SPRUCE
GOLD TIP JUNIPER
POTENTILLA
QUANTITY
4
EA
4 EA
4 EA
ENGINEER:
HYDRANT
PLANTING SIZE
MATURE HEIGHT
18"- 24•
18"- 24•
18"- 24"
4 FEET
4 FEET
3 FEET
1 112- 2• CAL<B' HEIGHT 6' \v'IDTHl
I8 FEET
-El-
TELEPHONE POLE
@
CATCH BASIN
THAYER
FELLOWS PE
-w-s-
SEWER LINE
--E--
ELECTRIC, 1V, TELEPHONE
--G--
GAS LINE
WATER LINE
COUNTY ROAD
P. 0. BOX428
WALPOLE, NH
03608-0428
OWNER:
EXISTING GRADE
PROPOSED GRADE
@.!
PARKING LOT LANDSCAPING
LANDSCAPING REQUIRED
49X9X18XO. 1=794 SF
LANDSCAPING PROVIDED - 2080 SF
SLOPE PER PLAN
KEENE, NH 03431
WOOD FENCE
-~-
LIGHT ON POLE
Q
PROPANE TANK
--SF
--WB - -
WETLAND BUFFER
PLANNER:
NH DOT SEED TYPE 15
MINIMUM
PURITY %
KIND OF SEED
CREEPING RED FESCUE
PERENNIAL RYEGRASS
KENTUCKY BLUEGRASS
REDTOP
GERMINATION %
LBS/ACRE
96
85
40
98
97
90
85
50
25
95
80
TOTAL
5
120
1.
1. PRUNE 1 /5 OF EXISTING LEAF AREA
5.
WHILE RETAINING Tl-IE NAlURAL FORM.
NEVER CUT LEADER.
. REMOVE ALL 111RERS, NYLON ROPE,
OR STRING FROM TOP QUARTER OF
TREE BAUL, REMOVE TREATED BURLAP
TREE GUYS:
PLACE GUYS 12D DEGREES APART.
WHEN TJ-llS IS NOT POSSIBLE. TJ-IEN
POSITION SHALL BE AD.AJSTED TO
MAXIMIZE STABILIZATION.
111RE MUST NOT TOUCH TRUNK OF TREE
, DO NOT USE TREE WRAP
3 PIECES OF 2-PLY FIBER
BEARING RUBBER HOSE
111TJ-I CINCH TIE.
. GROUND LINE TO BE SAME
AS GROWN AT NURSERY.
KEEP NAlURAL FLARE OF
Tl-IE TRUNK ABOVE Tl-IE
GROUND LINE.
------....
12-14 GAUGE GALVANIZED STEEL 111RE
~~
-"
FROM TOP TJ-llRD OF BALL
~
3" LA YER OF MULCH
GALVANIZED lURNBUCKLE ON EACH
OF Tl-IE TJ-IREE GUYS.
DO NOT CUT LEADER OF
EVERGREEN PLAN TS.
PRUNE AND TJ-llN BRANCHES AND
FOLIAGE BY 1/3 OF PLANT.
DO NOT CUT ALL END TIPS.
RETAIN Tl-IE NATURAL SHAPE OF TJ-IAT
SPECIES.
PLANT SHRUBS 2-4 INCHES HIGHER
THAN Tl-IE EXISTING GROUND LINE.
LOAM AND SEED DETAIL
SLOPE PER PLAN
3" LAYER OF MULCH
TEMPORARY SAUCER
=-----~EXISTING
GROUND LINE
1,,.,,,,__ _ _ _~EXISTING GROUND LINE
~
-~ .. -._..,· (
.. . ....•• ....•.:·. \." .•:·. ·: .· :·. ·..·.•:·. · : .• :·. ·. ·_;. ·: .· 1..( - - , 5 • LOAM
"""""""
' ·
-- •
3• PROCESSED MULCH
6 " MIN
12 " MIN .
NOT TO SCALE
Page 43 of 68
PROJECT NAME:
PROPOSED BUILDING
EXPANSION
BUICK, GMC
WINCHESTER STREET
KEENE, NH
OF
SHRUB
PLANTING
NOT TO SCALE
LANDSCAPE
PLAN
LEAF COMPOST OR PEATMOSS AND
TOPSOIL AT 2 : 1 MIX
f.-....___UNDISTURBED EXISTING SUBSOIL
DETAIL OF TREE PLANTING AND GUYING
Phone: (603) 357-0116
(llEM 641)
COMPACTED TOPSOIL BACKFILL
DETAIL
SCARIFY OR LOOSEN ROOTS OF
CONTAINER GROWN PLANTS.
FROM TOP TJ-llRD OF BALL
12 " MIN .
NOT TO SCALE
,'f'f,.'<" ·'
1/2" X 3" X 12" WOOD FLAG
PAINTED WHITE AND ATIACHED
TO EACH OF TJ-IREE GUYS
TEMPORARY SAUCER
REMOVE ALL 111RERS, NYLON ROPE,
STRING, TREATED BURLAP,
SPREAD LOAM TO SPECIFIED DEPTH AND RAKE TO REMOVE ALL UNSUITABLE
MATERIALS AND STDNES LARGER THAN 1 INCH.
ROLL LOAM TO COMPACT,
4. SEED AT 2.75 LBS/1000 SF
Brickstone
1. SPREAD LOAM TO SPECIFIED DEPTH AND RAKE TO REMOVE ALL UNSUITABLE
MATERIALS AND STONES LARGER THAN 1 INCH.
ROLL LOAM TO COMPACT.
4. SPREAD MULCH IN AREAS SHOWN ON PLAN.
SCALE:
AS NOTED
DATE:
5/15/15
SHEET
C4
LOAM AND MULCH DETAIL
NOT TO SCALE
DATE:
REVISIONS:
MAY 28, 2015
ADD WETI..AND BUFFER LINE
ADD BUFFER NOTE
ADD BIKE RACK
ADD LEGEND
ASPHALT PAI/ING
_.--r---1" (COMPACTED) WEARING COURSE PAV1NG (NHDOT TYPE E)
E'----2• (COMP ...CTED) B"SE COURSE P"\llNG (NHDOT TYPE B)
l r - - 6 " COMPACTED CRUSHED GRAVEL (ITEM 304.4)
GRANITE CURB
4" COMPACTED GRAVEL -----''--+~'¥1"o'
OR CRUSHED STONE
6" 3000 PSI CONCRETE
i?---12" COMPACTED BANK-RUN GRAVEL (ITEM 304.2)
STIFF BROOM FINISH
#4
BARS 12" OC EACH WAY
(2" MIN. COVER)
COMPACTED SUBSOIL
----=----l
COMPACTED SUBGRADE
IISLOPED GRANITE CURB
CONCRETE PAD DETAIL
PARKING LOT DETAIL
SCAUE: NOT TO SCAUE
SCALE:
NOT TO SCALE
NOT TO SCALE
ALL FILL MATERIAL AND DISTURBED AREAS UNDER PAVING TO BE
COMPACTED TO A MIN 95% DENSllY.
CITY OF KEENE 1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
CONCRETE SIDEWALK SPECIFICATIONS
5" X
LINSEED OIL FINISH
CONCRETE SIDEWALKS SHALL BE A MINIMUM OF 5 FEET l'.lDE.
CONCRETE SIDEWALKS SHALL BE A MINIMUM OF 4" THICK.
AT DRIVEWAYS, CONCRETE SIDEWALKS SHALL BE A MINIMUM OF 8" THICK.
SUB BASE SHAUL BE A MINIMUM THICKNESS OF 12" OF CUEAN GRANULAR
MATERIAL COMPACTED TO 953.
BASE SHAUL BE A MINIMUM THICKNESS OF 6" OF CRUSHED GRAVEL
COMPACTED TO 95'1.
SIDEWALKS SHALL HAVE A MINIMUM CROSS SLOPE OF 1/4" PER FOOT.
MAXIMUM LONGITUDINAL GRADE SHALL BE 1: 12.
MINIMUM LONGITUDINAL GRADE SHALL BE 0.5'1.
CONCRETE SHALL BE 4000 PSI CLASS AA CONCRETE l'.lTH 1.5 LBS OF
FORTAFIBRE PER CUBIC YARD, AS PER NHDOT SPECIFICATIONS.
CONCRETE SHALL HAVE 5-9'1 AIR ENTRAINMENT.
SLUMP SHALL BE BETWEEN 3" AND 5".
4 TEST CYLINDERS PER LOAD OF CONCRETE, BY CERTIFIED CONCRETE
TESTER.
MAXIMUM SPACING OF EXPANSION JOINTS SHAUL BE 30 FEET.
CONTROL JOINTS SHALL BE A UNIFORM DISTANCE APART, SPACED FIVE FEET,
AND 3/4" DEEP.
AUL EDGES AND JOINTS SHAUL BE FINISHED WITH A HAND EDGING TOOL.
THE SURFACE OF THE SIDEWALK SHALL BE MAG-FLOATED AND TROWELED,
AND GIVEN A FINE GRAINED BROOM FINISH.
AS SOON AS THE CONCRETE HAS ATIAINED ITS INlllAL SET, IT SHALL BE
COVERED WITH PLASTIC, BURLAP, OR OTHER APPROVED MATERIAL AND KEPT
MOIST FOR A MINIMUM OF 7 DAYS TO CURE, AND SHALL NOT BE AULOWED
TO FREEZE. NO TRAFFIC SHALL BE ALLOWED ON THE SIDEWALK DURING THE
CURING PERIOD.
AFTER THE CONCRETE HAS CURED FOR A MINIMUM OF 14 DAYS, AND AFTER
IT HAS ATIAINED A DRY APPEARANCE, IT SHALL BE COATED WITH A 50-50
MIXTURE OF DOUBLE BOILED LINSEED OIL AND KEROSENE.
APPLICATION SHALL BE AT A RATE OF 1 GALLON PER 40 SQ YARDS.
A SECOND COAT SHALL BE APPLIED WHEN THE CONCRETE HAS REGAINED
ITS DRY APPEARANCE, BUT AT LEAST 24 HOURS AFTER THE FIRST COAT,
AT A RA TE OF 1 GALLON PER 70 SQ YARDS.
.....,._.,,...~=-~~-~~/.
'..< •. ., ..•. •
4" 4000 PSI CONCRETE STIFF BROOM FINISH - - - •
~ ..! •.
1.5 LBS FORTAFIBRE PER CY
s"
COMPACTED CRUSHED GRAVEL (ITEM
18" GRANITE CURB IF REQUIRED PER PLAN(ITEM 609.01)
ASPHALT
/TREATED
'
304 _ 3)--)~i.'.:::<\,:;.;::::::.~:'<'.•.;<.; .'
/
•
FELT
.
-~·.
.:
•.4.
,I
1" (COMPACTED) WEARING COURSE PAV1NG (NHDOT TYPE E)
.: j
•
COMPACTED SUBGRADE - TO BE - - ' ) !
OF GIRAVEL
00
oo
•·
..·.
0
oo&
.....·:·
1<---COMPACTED SUBGRADE - TO BE
OF GRAVEL
2000 PSI CONCRETE BACKFIUL
1/8 •
1/8 •
' ". •
~ .. ~. ~/..4...
'. :~.6... . ..
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JOINT SEALER
CONFORMING TO
ASTM D 1850 OR
FED. SPEC. SS-S-1401
Do ..
.
:'".·
7,.·.7,.·
. :•.,.
- "---.pREMOULDED EXPANSION
EXPANSION JOINT
JOINT FILUER CONFORMING
TO ASTM D1751 OR D1752
CONJRACT!ON ,JOINT
NOTE: P.E.J.F.C. SHALL BE INSTALLED AGAINST ALL EXISTING HARD SURFACES
AGAINST WHICH CONCRETE WILL BE POURED.
CONCRETE WALK DETAIL
ENGINEER:
BOLLARD DETAIL
THAYER
FELLOWS PE
(tm!)
COUNTY ROAD
P. 0. BOX428
WALPOLE, NH
03608-0428
NOT TO SCALE
OTHER SUITABLE MATERIAL ACCEPTED SUCH AS 3• STEEL BEAMS,
RAILROAD RAILS, ETC. PENDING APPROVAL BY' OWNER.
RAMP SIDEWALK AT DRIVEWAYS & STREET INTERSECTIONS 1: 12 MAXIMUM.
t----------------------------------------------------------------------------------------------------------.---------------~---------------------------------------1 OWNER:
PERPENDICULAR TO
TRAVEL PATH CURBING
KEENE, NH 03431
MAX. SLOPE 1:12
MAX. CROSS-SLOPE 2%
-~
/
_rf
ACCESSIBILITY SIGN
AND VAN SIGN
5' AFG
_L""NO PARKING"
BITUMINOUS__/
PAVING
1/8" AWMINUM PANEL
SCREEN PRINT SYMBOL
---+-
Reserved
1/8" ALUMINUM PANEL
Parking
----11-
~
NO
PARKING
PLANNER:
•
!P
HANDICAPPED
SYMBOL--+-,~
Brickstone
SECTION A-A
FINISH WITH SKID
RESISTANT SURFACE
'
~1
·
PROJECT NAME:
.:.: ~
~
~
w
a·
0
PROPOSED BUILDING
EXPANSION
2" SQ. ALUMINUM POST
FINISH AS PER SPECIFICATIONS
FINISH GRADE
J~gogogogogogogogo
J~OOOOOOOOOOOOOOOO
1: 12
MAX.
,,
~ETECTABLE
1: 12
MAX.
p~o00DoOoOo00Do00~1
00000000000000000
00000000000000000
00000000000000000
,,
0~000000000000000
WARNING
,
,,
EARTH
•
CONCRETE FOOTING
,,,,
NOTE: TACTILE WARNINGS REQUIRED ONLY FOR CURB RAMPS THAT ACCESS A
VEHICULAR WAY. A 2 FOOT 'MOE STRIP CF TACTILE MA1ERIAL IS RECOMMENDED FOR
ANY ACCESSIBLE ROUTE TI-IAT CONNECTS TO A HAZARDOUS AREA SUCH AS A
PARKING LOT.
PLAN VIEW
TYPICAL ADA CURB ACCESS
•
-
BUICK, GMC
WINCHESTER STREET
KEENE, NH
!"
CONCRETE FOOTING
NTS
tA
SEE PLAN
-~~~-~
~-----=-~--PA_VEM_E_N_T___,.....
_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___,
BY ARMORED TILE (O.A.E.)
EARTH
!P
VAN ACCESSIBLE SPACE
'----TIP-DOWN CURBING TYP
2 LONG, FULL WIDTH
t
2" SQ. ALUMINUM POST
FINISH AS PER SPECIFICATIONS
B'
FINISH GRADE
115
A
-
,/
~,.
"...J
Phone: (603) 357-0116
Accessible
I()
FINISH l't1TH SKID
RESISTANT SURFACE
PERPENDIC ULAR TO TRAVEL PATH"""~
Van
.
1. ACCESS ISLE SHALL HAVE A FIRM
NON SLIP SURFACE
2. ACCESS ISLE AND PARKING SPACE
MAX SLOPE OF 2%
3. IF ACCESSIBLE ROUTE IS LOCATED
IN FRONT OF THE PARKING SPACE,
WHEELSTOPS MAY BE REQUIRED
TO KEEP VEHICLE OVERHANG FROM
REDUCING WIDTH BELOW 36 INCHES.
SITE
SIGN S1 - HANDICAPPED PARKING SIGN
SCALE:
NOT TO SCAUE
SIGN S2 - NO PARKING
SCAUE:
NOT TO SCALE
DETAILS
NOT TO SCALE
Page 44 of 68
SCALE:
AS NOTED
DATE:
5/15/15
SHEET
CS
Page 45 of 68
ISOMETRIC VIEW
FAIRfIELDS, KEENE NH
Page 46 of 68
STAFF REPORT
S-03-15
Boundary Line Adjustment – 383/0 Chapman Road
Request:
Brickstone Land Use Consultants, LLC on behalf of owner Tim Symonds, Chapman Road
Holdings, LLC, proposes a boundary line adjustment to two existing lots at 383 and 0 Chapman
Road, which are both in the Rural Zoning District. The Chapman Farm, LLC parcel (TMP# 90221-011) is 71.4 acres and the Chapman Road Holdings, LLC parcel (TMP# 902-21-011.01) is
1.99 acres.
Background:
On September 2, 2014 the Zoning Board of Adjustment granted a variance to allow a single
family dwelling and garage on an existing 2-acre lot at 0 Chapman Road. This project is
proposing a boundary line adjustment to relocate the 2-acre lot 100 feet to the north. The
Chapman Holdings lot which was the subject of the variance (1.99 acres) will transfer 1.23 acres
to the Chapman Farm lot (currently 71.4 acres). Chapman Farm will transfer 1.24 acres back to
the Chapman Road Holdings lot making it a total of 2.00 acres. Minimum frontage in the Rural
Zoning District is 50 feet.
The frontage of the proposed re-located 2 acre lot will be further north along Chapman Road as
compared to the existing lot. The frontage distance will change from 200.92 feet (existing) to
214.1 feet (proposed).
The frontage of the 71.4 acre lot will be change from one contiguous length of 200.76 feet
located north of the existing 2 acre lot, to two lengths of frontage one either side of the proposed
re-located 2 acre lot. The new frontage lengths for the 71.4 acre lot are: 50.28 feet (north) and
137.3 feet (south). Both of these frontage distances are adequate to serve as frontage for future
subdivision of the 71.4 acre lot or to provide land area for a future public street to access the 71.4
acre lot.
Completeness:
The applicant has supplied two plans, existing and proposed plot plans. In addition, as this is a
boundary line adjustment application and no development is proposed at this time the applicant
has requested exemptions from providing Grading, Lighting, Landscaping information as well as
the all of the Technical Reports. Staff recommends that the Board grant all the requested
exemptions and open the public hearing for S-03-15.
Code: No issues
Police: No issues
Fire: No new impact for KFD.
Engineering: No issues
Page 47 of 68
STAFF REPORT
With no development proposed at this time, the following is an analysis of applicable standards:
3. Hillside Protection: The applicant has indicated areas on the plan that are regulated by the
Keene Hillside Protection Ordinance. However the Hillside Ordinance applies to a subdivision or
site plan, not a boundary line adjustment. The applicant should be made aware that future
develop of the site may be subject to the provisions of the Hillside Ordinance (Ch. 102 sec. 1400
et.seq.)
13. Driveways: The applicant states that a new driveway will be needed at a future time of
development.
16. Wetlands & 17. Surface Waters: The applicant states that there are wet areas along a seasonal
stream running through the area. No wetland survey has been done at this time because the
Surface Water Ordinance applies to a subdivision or site plan, not a boundary line adjustment.
The applicant is aware that any future development plans will be subject to the provisions of the
Surface Water Ordinance (Ch. 102 Sec. 1480 et.seq.)
Staff has not confirmed that the relocated frontage provides adequate and safe sight distance
according the City Code. The applicant should be asked to provide information in this regard.
Recommendation:
A recommended motion will be provided at the meeting.
Page 48 of 68
BOUNDARY LINE ADJUSTMENT
Chapman Fann, LLC & Chapman Road Holdings, LLC
Chapman Road
Keene, NH 03431
(O)lE ®!U Wli: ~
llfil MAY 1 5 2015 ~
May 15, 2015
Narrative
This application is a proposed boundary line adjustment on Chapman Road in Keene,
NH. The properties are in the Rural Zone. The Chapman Farm, LLC property is 71.4
acres and the Chapman Road Holdings, LLC lot is 1.99 acres. This proposal would swap
land between the two lots moving the location of the 1.99 acre lot approximately 150 feet
to the north. The Chapman Road Holdings lot (1.99 acre) lot will give 1.23 acres to the
Chapman Fann (71.4 acre) lot. Chapman Farm will give 1.24 acres back to the Chapman
Road Holdings lot making it a total of2.00 acres.
The property is bordered on the west by Chapman Road and on the other borders are rural
residential properties. The 1.99 acre lot is below the zoning required lot size however a
variance has been granted by the Keene Zoning Board of Adjustment to allow building
on this lot. The Chapman Farm, LLC property currently contains a single family home.
No additional development is proposed on this lot. The Chapman Road Holdings, LLC
lot is a vacant lot. A single family home will be built on this lot in the future.
Waivers Requested:
Section IV.D.2.f.4 - Grading Plan - There are no proposed site changes in grading or
construction. Existing contours are shown however no new grading is proposed.
Section IV.D.2.f.5 -Landscaping Plan - there are no proposed changes to the site and no
new landscaping is proposed for the property.
Section IV.D.2.f.6 - Lighting Plan - There are no proposed changes to the site and no
new lighting is proposed.
Section IV.D.2.g - Technical Reports - There are no proposed changes to the site that
will require a traffic study, or drainage study.
Section IV.D.2.h - Visual and Architectural Details - No new buildings are proposed at
this time.
1
Page 49 of 68
PERFORMANCE STANDARDS:
1. Drainage.
No new construction is proposed and no revisions to the on site drainage patterns
are proposed. The Chapman Fann, LLC property currently contains a single
family home. No additional development is proposed on this lot. The Chapman
Road Holdings, LLC lot is a vacant lot. A single family home will be built on this
lot in the future.
2. Sedimentation/Erosion Control.
No new construction is proposed at this time.
3. Hillside Protection.
A portion of the lots exceed the steep slope standards. No construction is
proposed on the steep slopes.
4. Snow Stora ge and Removal.
Snow storage is not required.
5. Flooding.
This site is not located in the 100 year floodplain. No impacts to floodplain are
proposed.
6.
Landscaping.
No additional landscaping is proposed for the lots.
7.
Noise.
This project will not generate noise in excess of city standards.
8.
Screening.
No on site screening is proposed.
9.
Air Quality.
This project will not affect air quality.
10.
Lighting.
No additional lighting is proposed.
11.
Sewer and Water.
No changes are proposed to the existing sewer and water services to the existing
houses.
12.
Traffic.
These are both existing single family lots. No new lots are proposed so no
increase in traffic will be generated by this project.
13.
Driveways.
2
Page 50 of 68
No changes are proposed for the existing driveway for the Chapman Farms, LLC
lot. The Chapman Road Holdings, LLC lot will require a driveway permit from
the City of Keene Public Works Department.
14.
Hazardous and T o:xic Materials.
To the best of our knowledge, no hazardous or toxic materials exist on this
property. This proposal does not create or involve any hazardous or toxic
materials
15.
Filling/Excavation.
No :filling or excavation is proposed.
16.
Wetlands.
No wetlands will be impacted as part of this application. We are requesting a
waiver of the requirement to do a wetland delineation on the property. The
Chapman farms lot does contain wetlands however no development will occur on
this property. The Chapman Road Holdings, LLC lot has a seasonal drainage way
crossing the lot however it is at the bottom of a steep drop off and is outside the
possible development area of the lot. All development will occur outside the 75'
buffer for the drainage way.
17.
Surface Waters.
No surface waters will be impacted as part of this application.
18.
Stump Dumps.
No stump dumps will be constructed on site.
19.
Architectural and Visual Appearance.
No architectural plans are proposed as part ofthis boundary line adjustment.
Page 51 of 68
3
CITY OF KEENE j .PLAl~NING BOARD
SUBDMSION APPLICATION
!
Tax-Map Parcel number(s)
.'l.
a...' -
&-L.-11 _j._L 12- Ji .LL Q
?{_ll._& - -~..L - tlLL -1.1.L Q.Q
I
l
I
Telephone/E-mail:
;.::.. :
.0..,
(J
Tdiephone/E-mail:
,~~~~~~~~~.;.;-~~~~~,.,-~~~~~~~~~-J
Ve~fation ;.l £4
8 Parcel size
''...I
· ' H~~ri:>
~ . . 1r~uiage:mert;:. 1t.t r/A
rv
.m Two (2)i cor t~.s of completed application fonns si;i;rn:J & dated
I
I $.
'I
)iii T¥tO (2) copies on 8.5"' x: l t" or 11" x 17"
Two (2) copies of descriptive narrative
NI(
.)».- Certified list of ull owners of property within 200'
' ~- Two (:LJ set : ofmwling. tab¢li>, pt> tibu.i:te'
I
1lJ S.:ve11 ('/} <;1)pie;,: on "D" size a er of lans (22" x 36")
>-;\/\tirnrn!~tr ntion
ji!{_ Plans stamped/signed by reg. professiolial
(J Three (3) copies of all technical reports
)il. A check to cover the costs of legal notice to advertise
-Planning Department\FC>RMS\SubdMsion\Subdivision Application.docx
Page 52 of 68
~-··
the
otices out to abutters
NOTICE OF DECISION
September 2, 2014
ZONING BOARD OF ADJUSTMENT
CASE NUMBER:
Property Address:
Zone:
Owner:
Petitioner:
ZBA 14-26
0 Chapman Rd.
Rural Zone
Beacon Hill Realty, LLC
Homer S. Bradley, Jr.
You are hereby notified that the request for a Variance for property located at 0 Chapman Rd.,
which is in the Rural Zone and based upon the record and which is incorporated by reference has
been approved by a vote of 5-0. This approval is to allow the erection of a single family
dwelling and garage on a substandard lot of two acres where five acres is required per Section
102-761, Basic Zone Dimensional Requirement.
Conditions: None
NOTE: Any person affected has a right to appeal this Decision. If you wish to appeal, you must
act within thirty- (30) days of the date of this notice. The necessary first step, before any appeal
may be taken to the Courts, is to apply to the Board of Adjustment for a rehearing. The motion
for rehearing must set forth all the grounds on which you will be base your appeal. See New
Hampshire Statutes, RSA Chapter 677, for details.
Ciry of Keene • 3 Washington Street • Keene. NH • 03431 • www.ci.keene.nh.us
Page 53 of 68
Working Toward a Sustainable Communlry
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PROPERTY OF
CHAPMAN FARM , LLC
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Phone (603) 357 0116
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BOUNDARY
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ADJUSTMENT
CHAPMAN ROAD ,
KEENE, NH
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OVERALL EXIST/ING CONO TI ONS PLAN
7"=200'
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JOHN LEVERETT REV TRUST
£LOIS£ PHELPS CLARK REV TRUST
ii 85 ROXBURY RD.
KEEHO, NH 03431
TAX MAP 902-21-2
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FRONTAGE 200.92'
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CLAIR E ABEL
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KEENE, fllH 03437
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BROOK
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UNDERGROUND ELECTRIC
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2 AV01V ST
CAMBRIDGE, MA 02138
TAX MAP 902-21 - 22 & 23
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~CERT/FICA
T!ON~
THE SUBDIVl~ON REGULATIONS OF THE CITY OF KEENE, N.H.
AAE A PAAT OF THIS PLAT. AND APPROVAL OF THIS PLAT IS
COM PLETION OF ALL THE REQUIREMENTS OF SAID SUBDIVISION
EXCEPTING ONLY ANY VARIANCES OR MODIFICATIONS MADE IN
BY THE BOARD AND ATIACHED HERETO, TOGETHER -111TH THE
APPROVED BY THE KEENE PLANNING BOARD ON--
CON TINGENT ON
REGULATIONS
WRITJNG
FOLL0\\1NG INFORMATION.
-----
GISSELLE. A. LASCA LA
REVOCABLE. TRUST
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363 CHAPMAN RD.
KEENE, NH 03431
TAX MAP 902 - 21 - 4
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CERTIFIED BY C H A I R M A N - - - - - - - - - - - - - - AND SECRETARY _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __
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1. METHOD OF SURVEY: NIKON DTM-520 TOTAL STATION.
1 inch -
2. BEARINGS ARE REFERENCED TO REFERENCE PLAN B.
WOODED
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IN TENDED TO BE USED BY ANY OTHER INDIVIDUAL OR BUSINESS WITHOUT THE
CONSENT OF SAID PARTIES AND DIBERNARDO ASSOCIATES, LLC.
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A. PLAN ENTITLED "PLAT OF LOTS OWNED BY RICHARD R. & DONNA 8. ALLARD
KEENE, NEW HAMPSHIRE" PREPAIRED BY R. K. PIPER IN MAY OF 1975.
RECORDED IN PLAN BOOK 38 AT PAGE 19 ON DECEMBER 21, 1976.
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Page 55 of 68
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CHAPMAN RD
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CHESHIRE COUNTY
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P.O. BOX 52
BEILOliS FALLS, VT 05101
802-463-3031 - 803-358-M09
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DATE
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JANUARY 14, 2015
DRAWN BY
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COPYRIGHT 2015
DIBERNARDO ASSOCIATES, LLC.
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ocl'J1/\RD0 ASSOC/ATfs
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B. PLAN ENTITJLED LAND OF RICHARD R. & DONNA B. ALLARD KEENE, NEW
HAMPSH IRE" PREPAIRED BY ROY K. PIPER REVISED IN APRIL OF 1972.
RECORDED IN PLAN BOOK 23 AT PAGE 8.
2. DEED FROM BEACON HILL REALTY, LLC TO CHAPMAN ROAD HOLDINGS LLC.
RECORDED IN BOOK 2891 AT PAGE 1182 ON DECEMBER 31, 2014 .
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TAX MAP 902-21-11
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1. DEED FROM BEACON HILL REAL TY, LLC TO CHAPMAN FARM, LLC. RECORDED
IN BOOK 2873 AT PAGE 496 ON JUNE 30, 2014.
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4. THIS PLAN WAS PREPARED FOR THE SOLE USE OF CHAPMAN FARM, LLC AND IS NOT
RECORDED AT CHESHIRE COUNTY REGISTRY OF DEEDS
30
PLAN SH0\\1NG BOUNDARY LINE ADJUSTJMENT BETWEEN PROPERTIES OF
3. DIBERNARDO ASSOCIATES IS NOT RESPONSIBLE FOR PROPERTY
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Page 56 of 68
-
· lt-tlAll
STAFF REPORT
S-02-15
Subdivision – 391 Old Walpole Road
Request:
Wendy Pelletier, PLLC, on behalf of owner David Williams, proposes the subdivision of an
existing 2.78 acre lot at 391 Old Walpole Road, which is in the Rural Zoning District. The two
lots after adjustment would be 1.29 and 1.16 acres respectively, which is allowed by a second
Zoning Board of Adjustment approval, dated June 1, 2015. This approval included a condition
that both of the lots remain residential. The current parcel is listed as TMP# 919-07-028.
Background:
The existing 2.78 acre parcel is located at 391 Hurricane Road, with a house and large garage on
site. The proposal would create two new lots, with the adjustment leaving the existing house on a
1.29 acre lot and the existing garage on a separate 1.16 acre lot. A driveway and small car shed
exist along one of the proposed new boundary lines; the applicant has indicated both the shed
and the driveway will be relocated accordingly. The applicant is remodeling the garage into a
single family home. They have state approval to install a septic field and then they will sell the
new lot as a residence. Both sites will be served by on-site water and sewer.
Completeness:
The applicant has supplied plan sets of existing and proposed plat of survey. In addition, as this
is a subdivision application and no development is proposed at this time, the applicant has
requested exemptions from providing Grading, Lighting, and Landscaping Plans. Staff
recommends that the Board grant all exemptions and open the public hearing for S-02-15.
Code: No issues
Police: No issues
Fire: No new impact for KFD.
Engineering:
 Minimum 15” culvert required for driveway at ditch line at street
 Verify proposed driveway width at street and at parcel line; no drainage is to be allowed
from driveway onto street right of way.
 Driveway is not to block gutter flow in street.
 Excavation at street will require City Council approval upon approval of subdivision
 An issuance of address must be requested from engineering division of Public Works
department.
Page 57 of 68
STAFF REPORT
Additional Comments from Planning:
The applicant was asked to submit revised plans showing the wetland areas of the site as well as
precautionary and prohibitive slopes as designated by the Keene Hillside Protection Ordinance.
Because this is a subdivision of land on an existing City street and no new roads or other
development is proposed, the applicant has not submitted a drainage report.
Unless required by the Board, a drainage report would not typically be required when building
permits are sought for the proposed lots. The comment from the Engineering Division raises the
question of whether a drainage study should be submitted now or in the future when lots are
developed. In a similar situation, the Board required that a drainage report be submitted prior to a
building permit for a new lot on Marshall Street. In that case, the abutters to the subdivision
testified at the public hearing that new development on that lot would worsen an existing
drainage problem.
As it relates to this application, staff is not aware of specific drainage issues, other than the
general comment raised by Engineering. If the public hearing reveals a drainage problem then
the Board should consider requiring a drainage report prior to the issuance of a building permit
for the proposed lots.
A previous comment from Code Enforcement concerning a “driveway issue” refered to zoning
standards that do not allow parking to be within three feet of a side setback on a property. The
revised plans submitted by the applicant moved parking to an acceptable location and the
applicant is aware of this issue going forward with driveway applications.
With no development proposed at this time, the following is an analysis of applicable standards:
3. Hillside Protection: The applicant has indicated areas on the plan that are regulated by the
Keene Hillside Protection Ordinance. However, per III.C.6(b)(3) this subdivision in the Rural
zoning district, does not trigger its requirements due to the size of the original parcel, less than
ten acres. Other hillside protections will become relevant should a future project propose to
disturb more than 20,000 Sq. Ft. of qualifying slopes.
5. Flooding: The existing parcel is not in the 100-Year FEMA Floodplain.
13. Driveways: Two driveway permits, one for each new parcel created were submitted at the
time of this application. These will be reviewed administratively upon subdivision approval.
16. Wetlands & 17. Surface Waters: The wetland portion of the site were delineated by a NH
certified wetland scientist in August 2013 and clearly indicated on the plan. The applicant is
aware that this wetland is subject to the Surface Water Protection Ordinance.
Page 58 of 68
STAFF REPORT
Recommendation:
If the Board is inclined to approve the application, the following motion is recommended:
Approve S-11-13, as shown on the plan identified as “2-Lot Subdivision, Map 162-01-004,”
dated August 28, 2013 and revised October 17, 2013, prepared by Wendy Pelletier, Surveyor, at
a scale of 1” = 40’with the following conditions:
1. Prior to signature by Planning Board Chair, a revised, proposed subdivision plan showing:
A. The information or a note on the plan pertaining to the request by the Engineering
Department:
o Minimum 15” culvert required for driveway at ditch line at street
o Verify proposed driveway width at street and at parcel line; no drainage is to be
allowed from driveway onto street right of way.
o Driveway is not to block gutter flow in street.
o Excavation at street will require City Council approval upon approval of
subdivision
o An issuance of address must be requested from engineering division of Public
Works department.
B. A revised ZBA meeting/approval date shown on the plan.
Page 59 of 68
Project Narrative
Map 919070280000
Prepared by: Wendy Pelletier, PLLC
David & Dawne Williams
391 Old Walpole Road
Keene, NH 03431
Proposed 2 Lot Subdivision
Map 919070280000 is a 2.78 Acre lot on Old Walpole Road, with an existing house and garage.
The proposed project is to subdivide this lot into 2 residential building lots. The existing home will be on
a lot of 1.29 acres. The existing garage will be on the second lot of 1.49 ac. The garage is going to be
converted to a single family dwelling. ZBA approval was received in December 2014.
State approval for a septic system on lot 2 has been received. We are awaiting state subdivision
approval for the lots.
This is a subdivision of land with existing buildings and no houses are proposed at this time. Therefore
there is no proposed grading, drainage or landscaping plans. We request exemptions for these
requirements.
~LE~[EOWrEm!
w APR 1 7 2015
By
Page 60 of 68
~
CITY OF KEENE I PLANNING BOARD
SUBDIVISION APPLICATION
Date Received/Date of S ubmiss1on
Project Name
TVIJCl
C... OT
S LI IBDi \t ~Sicf-1
_M__..~_P_9_..·_1 q.._.o.._·7...0' -2-_e_0<_._'.>o---"c._ _ ____. Date of pre-apphcatmn meeting:
Tax Map Parcel number(s)
::'i.L9- - ..Q_L_- CJ Z..~ ·
.Q_Q_~g_
Date Apphcationis Complete·
Planning Qepiµ-trnent Fi.le
Project
Address:
OL...b W~Po~
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Name:
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Telephone/E-mail:
w3 3SS-'7 118
Acreage/S .F.
of Parcel:2 • '78 ~ - - - -
Zoning
District:
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Telephone/E-mail:
ltio3
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Descriptive Narrative Including
!:irType of development
1.J Sedimentation Control I-')t>-
r:al Scope/scale of development
~oposed uses
0 Vegetation H/P<
i:Y'Parcel size
Gl"Location of access points
1.J Debris management
l.J Any other descriptive information
l.J Dis osal
N-/1>-
o Proposed stormwater, drainage & erosion plan
t-r/i>
proposal~ttr' boulders, stumps &
debris
A complete application must include the following
[3" Two (2) copies of completed application forms signed & dated
~!ans stamped/signed by reg. professional
rJ Two (2) copies of descriptive narrative
~wo (2) copies on 8.5'' x 11" or 11" x 17"
r:i
i:J Three (3) copies of all technical reports t-4/P.
Certified list of all owners of property within 200'
~Two (2) sets of mailing labels, per abutter
~Seven (7) copies on "D" size paper of plans (22" x 36")
0 A check to cover the costs of legal notice to advertise
K:\Administration · Planning Department\FORMS\Subdivision\Subdivision Application.docx
Page 61 of 68
the public hearing, mailing notices out to abutters
1.26.2015
NOTICE OF DECISION
June 1, 2015
ZONING BOARD OF ADJUSTMENT
CASE NUMBER:
Property Address:
Zone:
Owner:
Petitioner:
ZBA 15-08
391 Old Walpole Rd.
Rural Zone
David and Dawne Williams
David and Dawne Williams
You are hereby notified that the request for a Variance for property located at 391 Old Walpole
Rd., which is in the Rural Zone and based upon the record and which is incorporated by
reference has been approved by a vote of 4-0. Tiris approval is to be permitted subdivision of a
2. 78 acre of land into two lots of 1.29 acres and 1.16 acres of land. It should be noted that .33
acres of land is subtracted from a 1.49 acre lot, in accordance with the Surface Water Protection
Ordinance, resulting in a 1.16 acre lot per Table 102-791 Basic Zone Dimensional Requirements
of the Zoning Code. Previous approval was for 1.2 acre and a 1.6 acre lot.
Conditions:
1. That both of the lots remain residential in accordance with the Zoning Ordinances.
NOTE: Any person affected has a right to appeal this Decision. If you wish to appeal, you must
act within thirty-(30) days of the date of this notice. The necessary first step, before any appeal
may be taken to the Courts, is to apply to the Board of Adjustment for a rehearing. The motion
for rehearing must set forth all the grounds on which you will be base your appeal. See New
Hampshire Statutes, RSA Chapter 677, for details.
rm ~ @fE a \YI fE ~
lJl]
City of Keene • 3 W<ishington Street • Keene. NH • 03431 • www.ci.keene.nh us
Page 62 of 68
Working Toward a Sustainable Communi~
JUN 0 9 2015
~I
Page 63 of 68
MAP
91saazoJooooo
MARY V. GREGOR
PO BOX 266
KffNE, NH OJ4J1
VOL. 1568 PG. J86
MAGNETIC 2015.
MAP 92QQZQJZOOOO
MONADNOCK WALDORF SCHOOL
98 SOUTH LINCOLN ST.
KITNE, NH 03431
VOL 1401 PG. 755
2"' PIPE.
1.1' A.G.
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Mt\P 91$1070280000
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NOT TO SCALE
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NOTES
EX. "A\IED ORM:
\
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MAP 91908Q11QQQO
ELLEN HAYES
J82 OLD WALPOLE ROAD
KEENE, NH 03431
VOL. 25J9 PG. 257
L \ \
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5_85'02'77•
BJ.04•
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-
2. DEED REFERENCE FOR MAP 919-7-28 IS VOL. 2247 PG. 2J4,
DAVID A. AND DAWNE M. WILLIAMS.
\srr
_ _ _ _ _ _ _ _ _ _ _ _ ,2015
\
IN ACCORDANCE WITH THE PROVISIONS OF RSA 674.
I
I
I 1/2• DIA. PIPE
7.5' Al.G.
THE CITY OF KEENE PLANNING BOARD
- -
I
BY - - - - - - - - - - - - , C H A I R M A N
5. THE REQUIREMENTS FOR A STANDARD URBAN SURVEY WERE MET
OR EXCEEDED IN THE PREPARATION OF THIS PLAT.
-t~::_:::---::-----:-.,....:::.:::::.:.:.:~~
c-,~=OC\:)
'j • D/A. PIPE.
\
\j
/
\)
MAP
919QZQZ!ODDQ
6. NO PORTION OF THIS LOT IS IN A SPECIAL FLOOD HAZARD AREA.
1.0' A.G._ WITH
1• DIA.••~111:..ts PIPf:
7. £L£VATIONS ARE BASED ON AN ASSUMED DATUM.
B. RIGHT OF WAY OF OLD WALPOLE ROAD IS 4 RODS WIDES PER THE
I
I
WILLIAM MCCOLLOCH &
WENDY WOODLAND
720 NORTH FARRAGUT ST.
PORTLAND. OR 9 7217
VOL. 2647 PG. 281
J. LOT NUMBERS REFER TO THE CITY OF KEENE PROPERTY MAPS.
4. CURRENT ZONING IS RURAL:
1
1
MINIMUM LOT AREA - 5 ACRES
MIN. LOT WIDTH AT BUILDING LINE - 2001 FEET
SETBACKS:
\
FRONT - 50 FEET
·
SIDE/REAR - 50 FEET
APPROVED AS A SUBDIVISION
I
I
1. THE PURPOSE OF THIS PLAT IS TO SUBDIVIDE MAP 919070280000
INTO TWO R£SIDENTIAL BUILDING LOTS.
18J6 LAYOUT RECORDED IN TH£ K££N£ HIGHWAY RECORDS VOL. 1
I
PAGE J7.
I
I
I
I
wrnANDS WE.RE DE.UNEATED IN APRIL 2015 8Y
SHARON MONAHAN, CWS 227, ACCORDING TO THE
REGIONAL SUPPLEMENT TO THE CORPS OF'
ENGINEERS WETLAND DE.UNCATION MANUAL:
NORTHCE.NTIW.. llORTHEASf' REGION (VERSION 2),
ERDC/EL TR-12-1
9. THE PROPOSED DRIVEWAY WILL BE CONSTRUCTED IN ACCORDANCE
WITH CITY DRIVEWAY STANDARDS. A PERMIT SHALL BE OBTAINED FROM
THE PUBLIC WORKS DEPARTMENT PRIOR TO CONSTRUCTION. THE CITY
ENGINEERING DMSION SHALL BE CONTACTED 48 HOURS MINIMUM IN
ADVANCE TO INSPECT THE DRIVEWAY.
10. ISDS APPROVAL NO. ECA20150J2J12
11. STATE SUBDIVISION APPROVAL NO. ESA2015042002.
12. ZBA APPROVAL CASE NUMBER 14-J2 VARIANCE FOR LOT SIZE
GRANTED DECEMBER 1, 2014•
.MAP 919070260000
1J. WETLANDS WERE DELINEATED BY SHARON MONAHAN, J CENTRAL
STREET. PETERBOROUGH, NH OJ458, (60J) 924-8774.
ROBERT T. & BARBARA M. CASNA
429 OLD WALPOLE ROAD
KEENE, NH OJ4J1
VOL. 7901 PG. 255
PLAN REFERENCE
1) PLAN ENTITLED: "MAP 919 SECTION 07 LOT JO, BOUNDARY
SURVEY, OLD WALPOLE ROAD, KEENE, NH, LAND OF MARY V. GREGOR,
40J OLD WALPOLE ROAD, KEENE. NH 03431 "; PREPARED BY: TF
MORAN INC.; DATED: SEPTEMBER 20, 1996; SCALE: 1"=20'; RECORDED
AT C.C.R.D CABINET 12 DR 2 #17.
DATE
I HEREBY CEJmFY THAT THIS PLAT IS
BASED ON AN AC7!ML AEJ..D SURVEY
HAVING A It/AX/MUii ERROR OF CLOSURE
OF 1 PART IN 10,000.
2) PLAN ENTITLED: "PHYSICAL EVIDENCE SURVEY OF THE MOSES LAND,
KEENc, NCW HAMPSHIRE"; PRf:PARED BY: JOHN C. CALHOUN, JR., RLS
131; DATED: 9/9/76; SCALE: 1"=30'; RECORDED AT C.C.R.D. PLAN
BOOK J7 PAGE 64.
3.) PLAN ENTITLED: "BOUNDARY PLAT MAP 919-7-28 J91 OLD
WALPOLE ROAD, KEENE, NH OJ4JI "; PREPARED BY: WENDY S. GANIO,
LLS; DATED: MAY 20, 2010; SCALE: 1·-so'; RECORDED AT C.CR.D.
CAB. 13-6-174.
5 7 15
No.
\
Doto
---
PIPE/PIN F'OUND
•
-
DRILL HOLE SET
A.G.
-
ABO\IE GRADE
~
-
REBAR FOUND/sET
-
STONE WALL
-
UTILITY POLE
Page 64 of 68
By
TWO LOT SUBDIVISION
MAP 919070280000
KEENE, NH 03431
DATE
LEGEND
-
Revision
WP
00
By
-s - ll · iS
0
ADDEO WETLANDS, CHANGED SCALE
ru [E [lli [E a IYl [E m'
GRAPHIC SCALE
--1----1
60
1/2" REB<\R
I.~· A.G.
120
IT IS HEREBY CERnFIE:D THAT I DAVIO WILLIAMS AAI
THE OWNER OF TAX MAP 9 ! 9070280000 WITNESS
THE DEED RECORDED IN CHESHIRE COUNTY REGISTRY
OF DEEDS VOL. 2247 PG. 234, AS DEPICTED HEREON,
AND APPROVE OF THIS SU/3DIV1510N.
Date: JANUARY 22. 2015
Prepared Far:
( IN FEET )
1 inch = 30 fl
Scale: 1 "=30'
DAVID & DAWNE WILLIAMS
KEENE, NH 03431
WENDY PELLETIER, PLLC
DAVID WILLIAMS
Keene, New Hampshire 03431
Tel. (603) 209-1989
DAT£
Job No.: 194
F.Sd
MAY 1 1 2015
~
STAFF REPORT
Driveway Permit at 0 Summit Road
Request:
Applicant Rob Hitchcock of SVE Associates on behalf of owner C&S Wholesale Grocers
requests a driveway permit for a bus stop and one-way turn around to be located at 0 Summit
Road. The site is 21.1 acres and located in the Corporate Park and Low Density Zoning
Districts. (TMP 918-10-013.0200)
Background:
The applicant requests a driveway permit for two curb cuts at 0 Summit Road, directly
adjacent to the Keene YMCA. The site is owned by C&S Wholesale Grocers and is located in
the both the Corporate Park and Low Density Zoning district as the boundary between
districts runs through the property. At this time there is no development on the site. Since City
staff only has the ability to administratively approve driveways used for residential properties,
the applicant was instructed to apply for a driveway permit. There is no exception requested
from the rules as there is no existing development on the site and this would be the only
access drive located on site.
There are no sidewalks in this area of the City, so there are no concerns that this drive would
disrupt pedestrian walkways. Standards call for openings to be no wider than 25 feet, and
both curb cuts are seen on the plan as being less than 20 feet wide. The photo below shows
the approximate location of the new bus stop and turn out, which will feature a one-way turn
around solely for the use of the City Express public bus system. “Do Not Enter” and “City
Express Bus Use Only” signs will be placed in appropriate locations as indicated on the plan.
The Engineering department’s feedback stated that the proposed driveway should neither
obstruct nor add to existing street drainage, which will be included as a condition of approval.
Page 65 of 68
STAFF REPORT
Normally, applications for driveway permits are associated with a request for an exception to
the standards, or are associated with a site plan or subdivision review and approval. In this
case, the proposed project is on an undeveloped site and the project does not rise to the level
of site plan review, therefore the applicant is requesting simply a driveway permit approval.
The design of the driveway meets all standards related to drainage, width, location, and slope,
and a provides a safe sight distance in both directions. It will be located in between two
telephone poles, posing no threat to overhead utilities. This location is offset from the existing
driveway accessing the C&S-owned site across the street, which does not serve many vehicles
on a weekly basis as it only provides access to the community gardens located there. The
design connects the existing sidewalk to the new bus stop, providing safe access to the stop
for pedestrians.
Therefore the Board must determine whether this application meets the intent of the
Driveway Standards (below are relevant standards seen in the City Code of Ordinances sec.
70-135 Driveway Permit and Standards).
A driveway permit must be obtained from the city prior to the construction or alteration
(which changes grade, length or width) of any driveway, entrance, exit or approach within
the right-of-way of any city street except when the driveway or its alteration is approved as
part of a subdivision or site plan by the city planning board.
It is the intent of these standards to:
(1)Promote the safe passage of bicycles, pedestrians and vehicles;
(2)Locate driveways so as to ensure adequate sight distances;
(3)Avoid disruption of existing drainage systems;
(4)Ensure that drainage from new driveways is properly channeled;
(5)Avoid the creation of hazardous traffic conditions;
(6)Ensure that city sidewalks are preserved; and
(7)Ensure that roadways and intersections are not overly burdened by improperly located
or excessive numbers of driveways.
Recommendation for Application:
If the Board is inclined to approve this application, the following motion is recommended:
Approve a driveway permit for 0 Summit Road, as seen on the plan titled “BUS STOP,
KEENE FAMILY YMCA” prepared by SVE Associates at a scale of 1” = 60’, dated
October 17, 2014 with following condition:
1) Driveway design shall not direct stormwater flow nor disrupt existing drainage in the
city right of way on Summit Road.
Page 66 of 68
$50.00 fee required, check payable to the City of Keene
115/88
Citv of Keene
New Hampshire
Date: 3/6/15
Location of Proposed Driveway;
summit Road
(Street Address) Tax map # 9181oo13 02 OO
(attach map showing
Description of Proposed Action: Construct City bus turn
(attach diagram
location)
around (one-way) + bus stop for use on west end ahowingdimensions
.of Keene
wbe~e
there are no existing sidewalks
anddra~ag~
There is a clear line of site here.
Name of Owner:
Address:
Daytime Phone:
C&S Wholesale Grocers I
Inc.
Attn: Noel Spear
7 Corporate Drive. Keene, NH 03431
--=3....::;5-=4'"""-......
7....::;3"""'o"""'s_ _ _ _ _ _ _ _ _ _ _ __
For City Use Only:
Reviewed by City Engineer:
Date:_____ Signed:_ _ _ _ _ _ _ __
Denied._____ Approved______ Approved w/conditions_ _ _ _ __
_
_
_
Culvert required under driveway.
No drainage is to be allowed from the driveway onto the City of Keene right of way.
Driveway not to block gutter flow in street.
Other:
-----------------------------
Planning Board Approval Date
2
Page 67 of 68
2
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SVE Associates
47 Marlboro St., Keene, NH
Phone (603) 355-1532
Page 68 of 68
03431
Fax (603) 355-2969
'
/.
BUS STOP
KEENE FAMILY YMCA, KEENE,
10/17/2014
1· -
eo·
NH
K1755B
I
~

Page 1 of 68 - City of Keene

Transcription

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