Documents:
Documents:
20170413 30 AND L FAIRMOUNT ST SUBDIVISION PLAN STAFF REPORT.PDF 20170413 30 AND L FAIRMOUNT ST SUBDIVISION PLAN.PDF 20170413 255 DANIEL WEBSTER HWY SITE PLAN STAFF REPORT.PDF 20170413 255 DANIEL WEBSTER HWY SITE PLAN.PDF
C i t y o f N as h ua Planning Department
229 Main Street Nashua, New Hampshire 03061-2019
March 31, 2017 AGENDA
Re: Meeting, April 13, 2017
A regular meeting of the Nashua City Planning Board will be held on Thursday, at 7:00 p.m. in the City Hall Auditorium, 3rd floor, 229 Main Street. The Planning Staff will be available at 6:30 p.m. to answer any questions the Board or Public might have concerning the following proposed agenda.
A. Call to Order B. Roll Call C. Approval of Minutes – March 30, 2017 D. Communications E. Report of Chairman, Committee, & Liaison F. Executive Session
OLD BUSINESS – CONDITIONAL / SPECIAL USE PERMITS
None
OLD BUSINESS – SITE PLANS
1. Diane E. Gimber and Bishop Real Estate Management, Inc. (Owners) Granite Green Investment Partners (Applicant) - Proposed 18-Unit Age Restricted Housing Condominium Site Plan development. Property is located at 122 Manchester Street. Sheet 59 - Lot 135. Zoned "RA" Urban Residence. Ward 2. (Tabled to the May 4, 2017 Meeting)
NEW BUSINESS – CONDITIONAL / SPECIAL USE PERMITS
None
NEW BUSINESS – SUBDIVISION PLANS
2. Marilyn H. Forest Rev. Trust (Owner) Kidwood Development LLC (Applicant) - Application and acceptance of proposed Lot line adjustment and subdivide one lot into eight lots. The property is located at 30 & L Fairmount Street. Sheet 70 - Lot 4 & 24. Zoned "RB" Urban Residence. Ward 4.
Planning & Zoning 589-3090 Fax 589-3119 WEB www.nashuanh.gov
NEW BUSINESS – SITE PLANS
3. McDonald's Corporation (Owner) - Application and acceptance of proposed site plan amendment to NR 1819 to replace existing one lane drive-thru with two side by side drive- thru lanes and minor site improvements. Property is located at 255 Daniel Webster Highway. Sheet A - Lot 21. Zoned "GB" General Business. Ward 7.
4. John J. Flatley Company (Owner) - Application and acceptance of proposed site plan to construct a 255,272 square foot Research & Development facility. Property is located at 100-300 Innovative Way. Sheet A - Lot 798. Zoned "PI" Park Industrial and "RC" Urban Residence. Ward 8. (Postponed from the February 2, 2017 Meeting)
OTHER BUSINESS
1. Review of tentative agenda to determine proposals of regional impact.
DISCUSSION ITEM
NONPUBLIC SESSION
The Planning Board will need to make a motion to enter into a Nonpublic Session under RSA 91-A:3, II (e) for consideration or negotiation of pending claims or litigation which has been threatened in writing or filed against the public body.
NEXT MEETING
ACCOMMODATIONS FOR THE SENSORY IMPAIRED
"SUITABLE ACCOMMODATIONS FOR THE SENSORY IMPAIRED WILL BE PROVIDED UPON ADEQUATE ADVANCE NOTICE."
CONDUCT AT PLANNING BOARD MEETING
When the meeting is called to order, the only talking allowed in the Auditorium will be remarks addressed to the Chairman. Except for the original presentation of the subject or application, each person speaking for or against shall be limited to five (5) minutes until all have been given an opportunity to be heard, at which time each person may be allowed additional time if deemed necessary by the Board or the Chairman. When you are recognized by the Chairman, proceed to the podium, using the microphone, state your name and address and then make your comments. Courtesy is shown when you reserve your comments for the proper time.
PLEASE BE COURTEOUS By Order of the Chair
NASHUA CITY PLANNING BOARD STAFF REPORT
TO: Nashua City Planning Board FROM: Linda Panny, Deputy Planning Manager/Development FOR: April 13, 2017 RE: New Business #2 - Subdivision Plan
I. Project Statistics:
Owner: Marilyn H. Forest Revocable Trust Proposal: Lot line relocation and subdivision Location: 30 & “L” Fairmount Street Total Site Area: 4.13 acres (180,061 sf) Existing Zoning: RB-Urban Residence Surrounding Uses: Residential
II. Background Information:
The earliest subdivider on record is Atherton as shown on the plan set. No house existed on the lot until the property was sold to Walter Barker, around 1939. Walter Barker was the founder of Improved Paper Machinery (IMPCO). A pulp and paper machine manufacturer and repair shop. The business was located at the end of Burke Street where multiple structures still stand today. The remaining corporate presence of the company exists off of Amherst Street today. Mr. Barker constructed this stately historic mansion overlooking the Nashua River during World War II in the early 1940s. It stands today as a reminder of a time when corporate executives still lived in their communities but were beginning to move to quieter neighborhoods where more open space was available.
III. Project Description:
The proposal is to transfer 0.34 acres (15,004 sf) from Lot 70-24 to Lot 70-4 and then subdivide Lot 70-4 into 8 lots. The existing house and garage will remain and the new lots will contain a single family home. Each new lot will be serviced by Pennichuck Water Works, municipal sewer, and underground utilities. There are existing sidewalks on Fairmount and Intervale Street.
According to the applicant’s engineer the existing grades direct most of the stormwater towards the abutting southern lot. The stormwater flows along the grass brush, unimproved road shoulder to the abutting parcel. To remedy this condition, the proposed stormwater design directs the roadside runoff into a grassed swale that runs along the frontage of the proposed residential houses. Small detention basins are proposed adjacent to each driveway within the grassed swale. To reduce runoff for larger storms the grassed swale is directed to a detention basin designed along the southern lot line. To control runoff exiting the basin, an outlet control riser was designed. This structure outlets to a swale which directs stormwater to the back of the lot.
The applicant has requested a waiver from NRO § 190-208(B) for Geometric Design (see attached letter).
City staff reviewed the plans. There are outstanding comments from the Engineering Department and Fire Department that still need to be addressed. There may be a problem with assigning addresses to the proposed new homes. As there aren’t enough numbers left on North Intervale and Fairmount Street, this will most likely require the renumbering of existing homes on Fairmount Street and North Intervale Street. This would require approval from the Board of Alderman and is a condition of approval (see attached correspondence from the Fire Marshal).
Staff Recommendations and Findings:
The Planning Board should make a determination that the plan meets, or does not meet, the requirements outlined in the Site Plan NRO § 190-138(G). The Board should review these prior to making a motion. If the Planning Board chooses to disapprove the plan, specific reasons should be given. If the Planning Board chooses to approve this plan, staff recommends the following stipulations be made part of that approval:
1. The request for a waiver of NRO §190-208(B), which requires the developer to construct granite slope curbs on each side of the street is/is not granted, finding that the waiver will/will not be contrary to the spirit and intent of the regulation.
2. Prior to the recording the plan all, all comments in the memo from Jeanne Walker, PE dated March 29, 2017 shall be addressed to the satisfaction of the Engineering Department.
3. Prior to recording the plan, addresses shall be assigned for the new lots by the Fire Marshal’s Office. Any existing homes in the area that have to be renumbered due to this subdivision shall be approved by the Board of Alderman.
4. Prior to recording the plan, stormwater documents and easements will be submitted to City staff for review and approval and recorded at the Registry of Deeds at the applicant’s expense.
5. Prior to recording the plan, all minor drafting corrections will be made.
6. Any work within the right-of-way shall require a financial guarantee.
NASHUA CITY PLANNING BOARD
FOR: April 13, 2017
I. Project Statistics:
Owners: McDonald’s Corporation
Proposal: Amendment to site plan NR1819 to remove the existing drive-thru and
add two new drive-thru lanes in its place.
Location: 255 Daniel Webster Highway
Total Site Area: 69,604 sf (1.6-acres)
Existing Zoning: GB – General Business
Surrounding Uses: Commercial & Residential
II. Background Information:
The subject site is located on the south side of Harold Street, immediately east of the Daniel
Webster Highway and North of Silver Drive. The site currently contains an operational 5,273
square foot McDonald’s restaurant that has been there for decades.
III. Project Description:
The proposed project is to remove an existing drive thru lane and construct a side-by-side drive-
thru and modify the existing parking layout to accommodate the proposed changes. The building
will be brought up to current McDonald’s corporate branding conditions without any change to
the structural foot print. The drive –thru changes will meet the required stacking space indicated
in the ordinance.
Due to the limited scope of the project nine waivers have been requested. The first waivers are
for roof lines, entryways, and exterior building materials as McDonald’s corporate design differs
from the Nashua ordinance, the fourth and fifth waiver requests are for an updated stormwater
report and submittal of stormwater easement documents. No additional impervious areas will be
created (See enclosed letter). A sixth waiver for landscaping is requested because no
landscaping will be disturbed, the seventh waiver is for on-site parking as 68 spaces will be in
place after construction where 75 are required. It is worthy of note an additional seven spaces
will still exist on an adjacent lot if needed. The eighth waiver is for lighting as no new lights are
proposed. The final waiver is for a traffic report because the new dual-drive thru lane will
reduce stacking time and improve current conditions (See enclosed letter).
City staff reviewed the plans. The western most traffic lane above the drive thru connecting
Harold and Silver Drive is used and has been used as a major traffic cut-thru that access will
need to remain open to the public. The Planning Department requests additional work on the
currently submitted exterior facade improvements to better meet aesthetic ordinance
considerations.
Staff Recommendations and Findings:
The Planning Board should make a determination that the plan meets, or does not meet the
requirements outlined in the Site Plan NRO § 190-146(D). The Board should review these prior
to making a motion. If the Planning Board chooses to disapprove the plan, specific reasons
should be given. If the Planning Board chooses to approve this plan, staff recommends the
following stipulation be made part of that approval:
1. The request for a waiver of NRO § 190-172 (C), (E) & (D) for a peeked roofing ,
changing the existing entrances to Silver and Harold Drive, and meeting approved
exterior building material requirements, is/is not granted, finding that the waiver will/will
not be contrary to the spirit and intent of the regulation.
2. The request for a waiver of NRO § 190-279 (CC) & (KK), which requires an updated
stormwater report and a stormwater easement document for recording, is/is not granted,
finding that the waiver will/will not be contrary to the spirit and intent of the regulation.
3. The request for a waiver of NRO § 190-279 (P) which requires a landscaping plan, is/is
not granted, finding that the waiver will/will not be contrary to the spirit and intent of the
regulation.
4. The request for a waiver of NRO § 190-279 (Q) which requires a parking plan, is/is not
granted, finding that the waiver will/will not be contrary to the spirit and intent of the
regulation.
5. The request for a waiver of NRO § 190-279 (N) which requires a lighting plan, is/is not
granted, finding that the waiver will/will not be contrary to the spirit and intent of the
regulation.
6. The request for a waiver of NRO § 190-279 (OO) which requires a traffic report, is/is not
granted, finding that the waiver will/will not be contrary to the spirit and intent of the
regulation.
7. Prior to the issuance of a building permit, all comments in letter from Jeanne Walker, PE
dated February 29, 2017 shall be addressed to the satisfaction of the Engineering
Department.
8. Add a comment to the site- plan that the current traffic lane connecting Harold and Silver
Drive, located on the west side of the property, will be kept open to the public.
9. Work with planning staff to provide exterior façade improvements to improve the
currently proposed exterior façade changes.
10. All comments from a zoning memorandum dated March 13, 2017 will be addressed to
the satisfaction of the Zoning Department.
11. Prior to the Chair signing the plan, minor drafting corrections will be made.
12. Prior to the issuance of a certificate of occupancy, all site improvements will be
completed.