AGENDA PLANNING BOARD JANUARY 13, 2020
AGENDA ITEM #5C NEW APPLICATIONS - COMPLETENESS REVIEW & PUBLIC HEARINGS
MASCOMA LAKE FARM, LLC, 571 DARTMOUTH COLLEGE HIGHWAY (Tax Map 56, Lot 3), zoned RL-1, RL-2 and RL-3 PB2019-27-MIN ICnY OF LEBANON ~ PIANNING & DEVELOPMENT I
PLANNING BOARD January 13, 2020 Meeting Staff Memorandum - #PB2019-27-MIN
APPLICATION INFORMATION HEARING NOTICE
Agenda Item: 5.C MASCOMA LAKE FARM, LLC, 571 DARTMOUTH COLLEGE HIGHWAY (Tax Map 56, Lot 3) , zoned RL-1, RL-2 and RL-3: Request Application ID#: for a proposed 3-lot Minor Subdivision. #PB2019-27-MIN #PB2019-27-MIN PLANS AND APPLICATION MATERIALS Application Type: Minor Subdivision ► Application form (1 page) ► Letter dated October 15, 2019 from Daniel A. Nash, PE, Advanced Property Location & Tax Map: Geomatics & Design (1 page; project description) 571 Dartmouth College Highway ► Subdivision Regulations - Technical Checklist (3 pages) (Tax Map 56, Lot 3) ► Plan titled "Subdivision Survey in Lebanon, Grafton County, New Hampshire for Mascoma Lake Farm , LLC", prepared by Rose Land Property Owner/Applicant: Surveying, dated April 28, 2012, last revised December 3, 2019, Mascoma Lake Farm, LLC Drawing No. 11024-SU4
Zoning District(s): COMPLETENESS REVIEW Rural Lands One (RL-1 ), Rural Lands Two (RL-2), & This application has been reviewed in accordance with the Lebanon Rural Lands Three (RL-3) Subdivision Regulations. As noted below, required wetlands and soil testing information was not included with the applicant's materials. Property Sizes (existing): Provided the required information and/or an Application for Waivers is +/-96.09 acres (per proposed submitted prior to the scheduled hearing, the Planning & Development boundary line adjustment, Agenda Department recommends that the Board find that the application is Item #5.B, #PB2019-30-BLA) complete enough to accept jurisdiction and to commence review. Over/av District(s): APPLICATION OVERVIEW Wetlands Conservation District
The subject property is currently a +/-96.32 acre parcel owned by the applicant, and is split-zoned Rural Lands One (RL-1) District, Rural Lands Two (RL-2) District, and Rural Lands Three (RL-3) District. Pursuant to a proposed boundary line adjustment (#PB2019-30-BLA), the size of the property is proposed to decrease to +/-96.09 acres.
The property is currently improved with a one-family dwelling and a large barn (see Figure 1) . The applicant proposes to subdivide the property into three (3) residential lots as follows:
• Lot 1 containing +/-89.91 acres; • Lot 2 containing +/-3.13 acres (for the existing one-family dwelling and barn); and • Lot 3 containing +/-3.05 acres.
51 NORTH PARK STREET, LEBANON, NEW HAMPSHIRE 03766 TEL: 603-448-1457 FAX: 603-442-6141 WWW.LEBANONNH.GOV STAFF MEMORANDUM #PB2019-27-MIN 571 Dartmouth College Hwy (56-3) January 13, 2020 Meeting Page 2 of 4
All three lots will continue to have frontage on NH Route 4/Dartmouth College Highway and will be served by private wells and septic system.
Please note that this property was the subject of a Conditional Use Permit and Final Major Subdivision plan for a 7-lot Cluster Subdivision that was originally approved on October 22, 2012, with extension requests approved in 2014, 2016, and 2018. Pursuant to the 2018 extension approval, the applicant was required to satisfy the conditions-precedent and record the subdivision plat by October 9, 2019. The remaining conditions-precedent have not been satisfied and the plat has not been recorded. Consequently, the 2012 conditional use permit and subdivision approvals have expired.
STAFF COMMENTS
ASSESSING No comment at this time.
BUILDING INSPECTION No comment at this time.
ENGINEERING/ PUBLIC WORKS No comment at this time.
FIRE No comment at this time.
PLANNING: The Planning & Development Department has identified several changes that should be made to the plan in order to satisfy the submission requirements set forth in Section 9.5.A of the Subdivision Regulations. The recommended changes are listed in proposed condition of approval #1 below.
51 NORTH PARK STREET, LEBANON, NEW HAMPSHIRE 03766 TEL: 603-448-1457 FAX: 603-442-6141 WWW.LEBANONNH.GOV STAFF MEMORANDUM #PB2019-27-MIN 571 Dartmouth College Hwy (56-3) January 13, 2020 Meeting Page 3 of4
POLICE No comment at this time.
ZONING The proposed lots comply with the minimum lot frontage and lot area requirements for Class 3 lots in both the RL-1 and RL-3 Districts, as set forth in §312.3 and §314.3 of the Zoning Ordinance, respectively.
WAIVER REQUESTS
The applicant requires waivers pursuant to Section 7.15 ("Waiver of Regulations") of the Subdivision Regulations from the following provisions of Section 9.5 ("Submission Requirements"):
• Section 9.5.A.7 - plan shall depict wetlands as delineated by a Certified Wetlands Scientist, whose seal and signature shall appear on the plan
• Section 9.5.C.2 - "Where private individual wastewater systems are proposed, the Applicant shall perform soil tests complying with requirements of Section 13. 4 of these Regulations. For all proposed lots less than five (5) acres in size, the Applicant shall have a soil investigation made and a report prepared to establish the existence of at least 4,000 square feet of contiguous area meeting New Hampshire Department of Environmental Services (NHDES) requirements. [. . .] Maps prepared by field investigation shall be stamped by a Certified Soil Scientist."
Staff has asked the applicant to either provide the required information prior to the hearing, and/or to submit an Application for Waivers for one or both of the above-referenced sections.
STAFF RECOMMENDATIONS
If the Board moves to approve this application, then based on the information reviewed by City staff, the Planning & Development Department recommends that the Board approve the application with the following conditions:
Conditions to be Satisfied Prior to the Signing and Recording of the Plat
1. The applicant shall provide a revised plat depicting the following changes to the satisfaction of the Planning & Development Department: a. The date of the completion of the survey. (Section 9.5.A.5) b. Delineate natural features including wooded areas and fields. (Section 9.5.A. 7) c. Revise map reference 10 (the proposed boundary line adjustment, #PB2019-30-BLA) to identify date of Planning Board approval and the intent to record prior to recording the minor subdivision plat. d. Remove the building envelope from Lot 3.
2. The applicant shall provide a digital record drawing (Cad .dwg format using NH State Plane Coordinate system or an alternative approved by the City's GIS Coordinator).
51 NORTH PARK STREET, LEBANON, NEW HAMPSHIRE 03766 TEL: 603-448-1457 FAX: 603-442-6141 WWW.LEBANONNH.GOV STAFF MEMORANDUM #PB2019-27-MIN 571 Dartmouth College Hwy (56-3) January 13, 2020 Meeting Page 4 of 4
3. Subdivision approval from the New Hampshire Department of Environmental Services shall be obtained and a copy of such approval shall be provided to the Planning & Development Department. (Section 9.5.C.2)
4. Access driveways to NH Route 4 shall be approved by the New Hampshire Department of Transportation (NHDOT) and a copy of such approval shall be provided to the Planning & Development Department. (Section 9.5.C.3)
General Conditions
5. Future development on the new lots shall be subject to City of Lebanon Impact Fees, pursuant to Section 213 of the Zoning Ordinance. The Impact Fee shall be calculated at the time of Building Permit issuance based on the Impact Fee Schedule adopted on August 13, 2018, and such fees shall be due and payable at the time of issuance of a Certificate of Occupancy. In accordance with RSA 674:39, the approved site plan shall be exempt from any future changes in impact fees and methodology for five years from the date of approval; however, any building permits which are issued after the end of that five-year period shall be fully subject to whatever impact fees and methodology are in effect at the time of building permit issuance.
Attachments cc: Mascoma Lake Farm, LLC (via e-mail) Daniel A. Nash, PE, Advanced Geomatics & Design (via e-mail) File
\\Chfs2\q\Development_Review\2019_Applications\PB2019-27-MIN_ US Route 4_Mascoma Lake Farm LLC_SS-3\Staff Comments\2020-01-0S_Staff Memo.docx
51 NORTH PARK STREET, LEBANON , NEW HAMPSHIRE 03766 TEL: 603-448-1457 FAX: 603-442-6141 WWW.LEBANONNH.GOV CITY OF LEBANON APPLICATION FOR
SPECIAL EXCEPTION □ □ SITE PLAN REVIEW
VARIANCE □ 9" SUBDIVISION
MOTION FOR REHEARING □ □ LOT LINE ADJUSTMENT
APPEAL OF AN ADMIN. DECISION □ □ OTHER ( )
PROPERTY OWNER (APPLICANT): - NAME: MASCOMA LAKE FARM LLC TEL.#: ~~ . - POBOX 1019, WATER MILL, NY 11976 MAILING ADDRESS: ~ -- E-MAIL ADDRESS:
CO-APPLICANT, AGENT, OR LESSEE: . ., ! NAME: iADVANCl=D G_EOMATICS TEL.#: !603-448-6295 ·- MAILING ADDRESS: 105 BANK STREET, LEBANON , NH 03766 !
E-MAIL ADDRESS: [email protected] I PROJECT LOCATION: - ··- - TAX MAP#: LOT# : PLOT#: + ZONE: RL-1,2,3 56 l3 ·······-···· STREET ADDRESS OF PROJECT: us- Route 4, LE,BAN.9N, NH 0,376(3 ..
IS THIS PROPERTY LOCATED IN THE : WETLANDS ,iYES □ NO HISTORIC DISTRICT □ YES yi NO
FLOOD PLAIN □ YES ;;{NO
SCOPE OF PROJECT: - ·convert existing major subdivision fo a 3 lot subdivision ; - ; - - . ---
TYPE OF OCCUPANCY:
EXISTING □ VACANT )1ONE FAMILY □ TWO FAMILY □ MULTI-FAMILY □ COMMERCIAL □ INDUSTRIAL PROPOSED □ VACANT~ ONE FAMILY □ TWO FAMILY □ MULTI-FAMILY □ COMMERCIAL □ INDUSTRIAL
IF USE IS COMMERCIAL OR INDUSTRIAL, PLEASE NOTE SPECIFIC USE:
SIGNATURE BLOCK:
FOR PLANNING BOARD APPLICATIONS ONLY: I, the undersigned, hereby submit this application on the date noted below with the knowledge and understanding that the Planning Board shall det~f If the submitted application is complete according to its regulationsat its next regularly s~d meeti~ on ·12 No e ber '-' 20_19 , unless I personally request, in writing, t~t the Board delay its d~natio f mp~ter s t°if Jte. I , -- d- / L PROPERTY OWNER: .\ /"'... - / DATE: ( ~ s & ~ / ' '-" V - '- NOTE: IF, AS OWNER, YOU WISH TO DESIGNATE AN AGENT TO ACT ON YOUR BEHALF, PLEASE READ THE FOLLOWING AND SIGN BELOW: I hereby designate the person listed above as my agent for the purpose of procuring the necessary local permits for the proposed work as described herein. Representations made by my agent may be accepted as though made by me personally, and I understand that I am bound by any official decision made on the basis of such representation.
PROPERTY OWNER: DATE:
DATE RECEIVED FILE# {MAP/LOT) APPLICATION # FEE - $ AMOUNT DATE PAID VOUCHER# 10,-\s-1cr· ~-~ -~-JO /q-17- 2Cn2 .oo ta~\s - t9 llYZCn (Last Revised 10/09/09) GD need Geomatics
15 October 2019
Tim C01win, Planning Office City of Lebanon 51 North Park Street Lebanon, NH 03766
Re: Minor Subdivision, Lot 56-3 Mascoma Lake Farm
Dear Mr. C01win:
Enclosed please find Minor Subdivision Plans and application for parcel 56-3. This item unde1went conceptual review in August 2019.
Attached are the following:
-Application fo1m -support statement - Minor Subdivision plans
The owner has decided not to pursue the major subdivision at this time. Economic conditions for the partnership do not allow the construction of the road, a major part of the project. The city's additional requirement for third party observation was a significant factor in this decision. The inspection proposed by the city would impose an unreasonable, in fact crippling burden, on the project.
We propose to create a 3 lot subdivision that allows for the owner of the large lot to reapply for and create further subdivision for the already approved lots.
Please let us know if you need any additional materials to support this application. We look fo1ward to meeting with you and the Board to answer any questions you may have.
~uDaniel A. Nash, PE Principal
CC: Marc Andreassi
M:\2011 _projects\11-026\pbapplic\14Oct2019\col_mlf_ I Soctl 9.docx CITY OF LEBANON, NH II SUBDIVISION REGULATIONS - TECHNICAL CHECKLIST MINOR SUBDIVISION PROJECT NAME: MASCOMA LAKE FARM
APPLICANT: DATE: -· ,MA~rcoMA LAKE FARM LLC 15 October 2019 - ··- -· -
GENERAL SUBMISSION REQUIREMENTS:
All applications to the Planning Board for Subdivision Review must be submitted by 12:00 Noon on the day of the filing cutoff. [§7.7.C] Submissions must be accompanied by the following information or review of the application may be delayed:
~ properly completed and signed Application Form. [§7.7.A(i)] ig/The appropriate filing fees. [§7. 7.A(2)] ~ written project description. [§ 7. 7 .A(3)] ~ list of the names and mailing addresses of all persons to be notified, by certified mail, of the public hearing. [§7.7.A(4)]
r;/'A completed and signed Technical Checklist. [§7.7.B] [Applicants must complete the entire checklist to ensure that all necessary information and materials have been provided with the application or that written requests for waivers have been properly provided in accordance with Section 7.15 of the Subdivision Regulations, as appropriate.] cg) Eight (8) sets of project plans to be distributed for Staff Review. [§9.5.A] [A Staff Review meeting is held at City Hall one (1) week following the cutoff date. Staff Review meetings begin at 2:00PM, unless otherwise noted. All revised and/or additional information or materials must be submitted within one (1) week following , Jhe Staff Review meeting.] cV A digital copy of Subdivision plan in .PDF format. [§9.5.B] NOTE: Applications shall contain sufficient information to enable the City Staff and the Planning Board to evaluate the proposed development for compliance with the Zoning Ordinance, the Planning Board's Regulations. and other applicable City Codes, and for the Planning Board to make an informed decision.
All required application materials shall be submitted as a single inclusive package, including any appropriate waiver requests as permitted by the Regulations. Submission of a complete application package ensures that the review process by City Staff is as efficient and effective as possible.
The purpose of the filing deadline is to provide adequate time for City review of the proposal. Submission of any altered. additional. or substitute application materials required by the Regulations, subsequent to the filing deadline. other than as directed by City Staff, shall cause the application to be deemed untimely filed. and such application shall not be heard until a subsequent month. CITY OF LEBANON, NH SUBD ••. J oN REGULATIONS- TECHNICAL CHI:.., .. 1ST MINOR SUBDIVISION
PLAN SUBMITIAL TECHNICAL CHECKLIST:
NOTE: Minor Subdivision plans shall include the information described below pursuant to Section 9 of the Lebanon Subdivision Regulations. Plans shall be submitted on sheets no larger than 24" x 36". Plan sets with multiple sheets shall include sheets of uniform size and be bound on the left edge. When more than three (3) sheets are required, an additional cover sheet shall be attached including a table of contents. The scale of the plans shall be appropriate to the size of the overall development. All lettering shall be of a size and type that is legible.
In order to facilitate the use of the City's Geographic Information System (GIS) for planning purposes, all surveys and engineered plans submitted for Subdivision Review shall utilize the NH State Plane Coordinate system and shall reference the North American Vertical Datum of 1988 (NAVD 88), unless prior approval to use an alternate coordinate system and/or vertical datum is granted by the Planning Office.
A written request for waiver shall be required, pursuant to Section 7.15 of the Subdivision Regulations, for any submission requirement for which the information or data is not provided by the applicant. [§9.5.C(5)]
Info. Waiver Plan Requirements Provided Sought 9.5.A(1) - I!(' - Name of the City and County in which the subdivision is proposed; □ - A Locus map; ~ D - North arrow; &'.'.( D - Scale of the plat; .er D - Date of the plat and of any revisions to the plat shall be shown on the first CV' D page or cover page, if applicable; (NOTE: The date on the plat at the time of initial submission for application review shall be included on all subsequent submissions to the City. Any subsequent change(s) to the plat shall include a revision date and description of the revision(s).) 9.5.A(2) - Names and mailing addresses of Applicant(s); Owner(s) of Record of subject properties; Owners of abutting properties, including tax map and lot P" D references; and Holders of any easements, rights-of-way, or other restrictions. 9.5.A(3) - Names and business addresses of the surveyor, including license number and seal, and of every engineer, architect, soil scientist, or wetlands Rf' D scientist whose professional seal appears on any plan or document submitted to the Board. 9.5.A(4) - Zoning District in which the subdivision is located, including district D boundaries if in more than one district. fl
9.5.A(5) - Boundary lines of the overall tract, and each of the proposed lots, incl ~ding bearings and distances as determined by an actual field survey by a licensed land surveyor, including the date of the completion of the survey. All ~ D dimensions shall be shown in feet and decimals. Monuments shall be referenced on the plat as required under Section 13.5(A) of the Regulations.
9.5.A(6) - The area of all proposed lots shall be shown in square feet and acres. i2f □
Page 2 of 3 ) CITY OF LEBANON, NH 1 SUBDlv,.:ilON REGULATIONS-TECHNICAL CHE1,nLIST MINOR SUBDIVISION
Info. Waiver Plan Requirements (cont.) Provided Sought 9.5.A(7) - Location of all existing structures, easements, permanent and intermittent watercourses, flood plains and wetlands, rock outcrops, wooded areas, and other significant existing features on the property. Indicate those D natural and man-made features to be removed, retained, or altered. ~ Wetlands on the property, if any, shall be delineated by a NH Certified Wetlands Scientist, whose seal and signature shall appear on the plat.
9.5.A(8) - If the application covers only a part of the applicant's entire holding, a map of the entire tract shall be drawn at a scale of not smaller than 1" = er' D 400', showing all existing streets and an outline of the platted area.
M -A statement shall be placed on the plat as follows: "A parcel of land which has been reviewed and approved as part of a minor subdivision shall not be eligible for further subdivision review under the Minor 6 D Subdivision procedures for a period of three (3) years from the date of the minor subdivision approval."
Supporting Documents and Information, Where Applicable Info. Not Provided Applicable 9.5.C(1) - Proposed covenants or deed restrictions as may be intended to apply D to the property in whole or in part to be recorded in the Registry of Deeds. o/ 9.5.C(2) - Where private individual wastewater systems are proposed, the applicant shall perform soil tests complying with requirements of Section 13.4 of the Regulations. For all proposed lots less than 5 acres in size, the applicant shall have a soil investigation made and a report prepared to establish the existence of at least 4,000 square feet of contiguous area meeting NH DES requirements. NH DES approval of all subdivision lots less ef D than 5 acres in size shall be obtained and provided to the Board prior to the recording of the approved plat. Soil maps and information shall be in accordance with the most current USDA Natural Resource Conservation Service County Soil Maps. Maps prepared by field investigation shall be stamped and signed by a Certified Soil Scientist. 9.5.C(3) - Any access driveway to a State highway shall be approved by the D NH DOT and provided to the Board prior to the recording of the approved plat. 6 9.5.C(4) - Approvals, as prescribed by law, from any other City agency which D may have jurisdiction, including but not limited to, wetland permits. A5
NOTE: THE APPLICANT IS RESPONSIBLE FOR PROVIDING THE REQUIRED INFORMATION PURSUANT TO SECTION 9 OF THE SUBDIVISION REGULATIONS. PLEASE BE AWARE THAT THIS CHECKLIST IS FOR INFORMATION AND GUIDANCE ONLY AND DOES NOT REPRESENT THE LAW DICTATING SUBMITTAL REQUIREMENTS IS I CO PLET AND NCLUSIVE THEREOF. f C i~r'I -L{ Completed By: -+-+h-:::---7-t,.,'--'---+----tf------'7'---~
Planning office Use Only:
Date Received__}__j_ Checklist Complete YES or NO Checked by:______
(Last Revised 05/22/13)
Page 3 of 3 Tax Lot 56-16 - Mascoma Lake Fann, LlC GN P.O. Box 1019 Wetland Notes: Water Mill, NY 11976 Bk.35n, Pg.264 1) This plan depicts the limits of Jurisdictional wetlands on the Mascoma Lake Fanm (Andreassi) Parcel.
2) Wetlands Shown were flagged by VHB, Inc. in June of 2009.
3) Wetland Delineation was perfonmed to the standards of the Corps of Engineers Wetland Delineation Manual, Technical Report Y-87-1, dated January 1987. Vernal Pool I ~ I Tax Lot 56-3 I Area Summary I Mascoma Lake Farm, LLC I P.O. Box 1019 Water M//1, NY 11976
l.otl 89.91±Ac 3,916,419± Sq. ft Tax Lot S&-12 Lot2 3.13± Acres 136,154± Sq. Ft Sky M. & Margaret J. Lucas 20711 Sterlington Drive l.ot3 3.05± Acres 132,956± Sq. Ft • THE SUBDIVISION REGULATIONS OF THE CITY OF LEBANON land O lakes, FL 34638 Total Area 96.09± Acres AND THE NOTICE OF ACTION ARE A PART OF THE PLAT, Bk.2421, Pg.987 AND APPROVAL OF THIS PLAT REQUIRES THE COMPLETION OF ALL THE REQUIREMENTS OF THE NOTICE OF ACTION AN]) © SAID SUBDIVISION REGULATIONS EXCEPTING ONLY ANY MODIFICATION SITE LOCATION OR WAIVER SET FORTH IN THE NOTICE OF ACTION.• Point# Description 1 5/8" capped Rebar 10" Reveal Pathway LLS#618/527 2 1-3/4" I.Pipe 30" Reveal Notes: 3 6"X6" Granite Bound 12" Reveal 4-7 3/4" I.Rod 6" Reveal 1) Bearings shown on this plat refer to New Hampshire Grid North as established by observations 8 1" Rebar 6" Reveal using Topcon Hypertite + GPS receivers from known NH State Plane Coordinates. Magnetic 9 1" Rebar 1S' Reveal RL-3 Declination(MD)=14°59'±W. Convergence(C) =-0°21'. 10 2-1/2" I.Pipe 24" Reveal 11 2-1/2" I.Pipe 32" Reveal/ Leaning 2) The physical evidence shown on this plat is based upon a field survey by Bnuno Associates 12 7"X10" R.R.lie 48" Reveal / Leanlno Tax Lot 56-3 Inc., P.C., dated January 21, 2009 under my direct supervision. 13 5/8" capped Rebar 9" Reveal "Rollins LLS #527 NH, LLS#ll44 ME" Mascoma Lake Farm, LlC 3) Boundaries are computed from a Nikon DliM 352 Total Station field survey, postiona/ 14 1" LPipe 2" Reveal P.O. Box 1019 Water Mill, NY 11976 tolerance = 0.03' 100 ppm at 95% confidence. This survey meets accuracy standards for a 15 3/4" capped Rebar 10" Reveal "LLS #338 NH T&M Assc." + Bk.3572, Pg.264 rural dass survey as established by New Hampshine Code of Administrative Rules Lan 500 16 518" Canned Rebar 9" Reveal "Rollins LLS #527 NH LLS#l144 ME" effective 1/1/09. 17 5/8" capped Rebar 8" Reveal "Rollins LLS #527 NH, LLS#l144 ME" Tax Lot 56-14 Gabriel & Brendlta J. Moya 18 5/8" capped Rebar 6" Reveal "Pathways LlS #618 & #527 NH" \ Tax Lot 56-16 46 Rudsboro Road 4) Property subject to and/or benefited by all easements and rights-of-ways of necord which may 19 3/4" capped Rebar 6" Reveal "Rollins LLS #527 NH, LLS#l144 ME" I Mascoma Lake Farm, LLC Lebanon, NH 03766 \ include, but not be limited to, Utility Easements (see Bk.964, Pg.101 & Bk.821, Pg.157) and 21-22 5/f!' Canned Rebar Flush "DN Rose VT657 NH#972" P.O. Box 1019 Bk.2469, Pg.BOS Water Rights (see Sk.1448, Pg.878 & Sk.2469, Pg.SOS). 23 5/8" can""" Rebar 6" Reveal, "DN Rose VT657 NH#972" Water MIii, NY 11976 \ Bk.35n,Pg.264 24 5/8" capped Rebar Flush, "Bruno Assoc. NH LLS#972" \ 5) Buried structures and/or utility lines may not be shown. 25 SIB" Canned Rebar 12" Reveal "Bruno Assoc. NH LLS#972*' I 26 5/fl' capped Rebar 6"Reveal, "Bruno Assoc. NH LLS#972" 6) Stonewall and/or fences shown may have irregularities between the principal courses. 27 3/4" Brass Survey washer, "Bruno" \ \ 7) Boundaries on the plat represent the retracement of those pneviously described by deed and/or 28 518" (annoA Rebar Set Flush "Bruno Assoc. NH LLS#972" \ 29 5/8" Rebar 6"Reveal survey. Inconsistencies may be due in part to dlffenent survey accuracies and/or 30 5/f!' caooed Rebar 11' Reveal "Bruno Assoc. NH LLS#972" \ environmental impacts and human activities affecting physical evidence nelied upon. 31-32 5/8" caooed Rebar 6" Reveal, "Bruno Assoc. NH LLS#972" I 8) Streams shown ane based in part on field survey locations and as digitized from the Enfield 33-34 3/4" Brass Survev Washer, "Bruno" I i ~na~i~~:"W,114.77' \ A-V: 51'l0 41'29"W, U7.99' U.S.G.S Quad Sheet. 35 5111' (an""" Rebar lO"Reveal "Bruno Assoc. NH LLS#972" I 17-16:SQ9"58'-19"W,95.ll' 5/8" capped Rebar Flush, "DN Rose NH#972" 38-39 VT657 \ 16-3~ S79"3708'E, 2"20' {; 9) Wetland areas shown based on field survey locations as delineated on the ground by VHS 40-44 5/8" (ao0e<1 Rebar 8" Reveal, "DN Rose VT657 NH#972" k-----~,. Pioneer Environmental Associates. I 46-47 5/8" (an""'1 Rebar 8" Reveal "DN Rose VT657 NH#972" I 45,48 5/8" caooed Rebar Flush, "DN Rose VT657 NH#972" 10) Zoning district boundary from City of Lebanon GIS data. 50-55 5/8" can=ri Rebar Flush "DN Rose VT657 NH#972" r -1- SEE SHEET 2 OF 2 ----- \""- ~ 7 56 5/8" caoped Rebar 6" Reveal In Stones, "DN Rose VT657 NH#972" -~ 11) In the event the fanmhouse on proposed Lot 7 is ever demolished or reconstructed the 57-66 5/8" (ann,rt Rebar 6" Reveal, "DN Rose VT657 NH#972" ®®® :,, side-yard setback shall automatically nevert to 30'. 67.al 5/f!' caooed Rebar Flush "DN Rose VT657 NH#972" I \16~ I 32 76 5/8" (annon Rebar 8" Reveal, "DN Rose VT657 NH#972" \ If, Tax Lot 56-9-100 12) Proposed building envelopes shown from a plan entitled "Access Plan For Mascoma Lake Fanm, 77-80 5/8" (apped Rebar Flush "DN Rose VT657 NH#972" I /Ji Frederick W. Fielder, Sr. I UC In Lebanon, New Hampshire, Sheet Cl" dated 5/14/2012, prepared by Advanced 81-83 5/8" Caooed Rebar Flush "DN Rose VT657 NH#972" I I 51 Rudsboro Road Geomatics & Design. I 6 I RL-3 // ~~~~~4~~g~:r: 13) Proposed wastewater disposal areas shown from a plan entitled "NHDES Subdivision Plan For Map References: I RL-3 I I Mascoma Lake Fanm, UC In Lebanon, New Hampshire, Sheet C12" dated 10/30/14 prepared I by Hogg Hill Design, LLC. 1) "Land In Hanover And Lebanon, N.H. Owned By National Aero Service Inc. And Arthur & Eleanor :~--__!>_~_ Computed Point I Tax Lot 56-3 0 Rebar/Iron Rod (Found) Williams" pnepared by Christopher E. Rollins dated June 25, 1985, recorded in the Grafton I I Mascoma Lake Farm, LLC Ii Tax Lot 56-9 I ~ capped Rebar (Found) county Reglsbry of Deeds Plan #2785. I P.O. Box 1019 fl1 Todd M. & Jennlfer K. Fielder I Tax Lot 56-16 water Mill, NY 11976 l 35 Rudsbon, Road I 0 Iron Pin (Found) Mascoma Lake Farm, LLC Bk.35n, Pg.264 Lebanon, NH 03766 El Granite Monument (Found) I P.O. Box 1019 1 2) "Land Of Eugene D. And Valma M. Lebrun, Situated In The Towns Of Lebanon And Hanover, I Wetland I _ Bk.2712, Pg.655 I Railroad lie (Found) N.H., County Of Grafton" sheets 1-3 pnepaned by Rollins Land Survey dated Mar. 14, 1990, I I Water MIii, NY 11976 I ·--..__ "' Bk.35n, Pg.264 ®© @ Capped Rebar-US 972 recorded in the Grafton County Regisbry of Deeds Plan #7183. I/ A Survey Point I ~27 //{ I r Drilled Well 3) "Plan of Proposed Boundary Line Agreement, Land of Frederick & Pamela A. Fielder and Land of 0 SEESHEET2 "' I en, Utility Pole I certify that this survey is based on field measurements, monumentatlon found and the cart Patten Construction, Inc. Situated on Rudsboro Road in Lebanon, NH, County of Grafton" I II11 FOR ENLARGEMENT ➔ Utility Pole Anchor infonmatlon referenced. It is consistent with this infonmation to the best of my knowledge and prepared by Rollins Land Survey, dated Dec. 9, 1992, recorded in the Grafton County Regisbry of __,.-,II Old RLdsborc Road I} belief unless otherwise noted. Deeds Plan #m9. I {Discontinued) 1 I Map Reference I © I RL-1 Rural Lands One District 4) "Subdivision For Lawrence & Nicole Leonard, Property Of Nancie M. Lyons, City Of Lebanon, I If ~I RL-2 Rural Lands Two District Grafton County, New Hampshine" prepaned by Hathorn Surveys dated 02/09/94 with a revision Tax Lot 56-8 RL-3 Rural Lands Three District date of 3/15/94, necorded in the Grafton County Regisbry of Deeds Plan #7922. \ Guy C. & Dorothy Plume ~Iw 12/03(2019 ®® 25 Rudsboro Road Boundary Line David N. Rose N.H. LLS. 972 Date NH 03766 Right-Of-Way / Easement Line 5) "Standard Boundary Survey, Wagoner Land, Located on Route 4, in the City of Lebanon, County Lebanon, ~! Bk.2596, Pg.697 lJj Zoning Line of Grafton, State of New Hampshine" prepared by Rollins Land Survey dated Aprtl 29, 1994, 200 200 400 600 recorded in the Grafton County Regisbry of Deeds Plan #7867. 0 Stream Digitized From USGS Quad Sheet Delineated Centerline Of Stream ROSE LAND SURVEYING 6) "Subdivision Plan For Frederick Fielder, Pamela A. Fielder, #35 Rudsboro Rd, Lebanon, Grafton Stonewall P.O. BOX72 County, New Hampshire" pnepared by T&M Associates, INC dated 9/4/2001, necorded in the Stonewall and Fence LUDLOW, VERMONT 05149 Grafton County Regisbry of Deeds Plan #10555. Wine Fence (802) 22B-4634 Guardrail 7) "Subdivision Plat For Cart F. Patten Revocable Trust, Rudsboro Road, City Of Lebanon, Grafton Edge Of Pavement 'J2./03/19 Revise To 3 Lots County, NH" pnepaned by Pathways Consulting, UC dated April 8, 2002 last revised on 08/06/02, Edge Gravel " recorded in the Grafton County Regisbry of Deeds Plan # 10740. Of SUBDMSION SURVEY Overhead Electric & Telephone IN 8) "Subdivision Survey, In Lebanon, Grafton County, NH for Mascoma Lake Farm, LLC' prepared by CUivert LEBANON Bruno AsSociates Inc. P.C. dated 8/18/09, not recorded. ,'))););.;,;;;;;,,. Existing Building GRAFTON COUNTY 9) "Subdivision Survey, In Lebanon, Grafton County, NH for Mascoma lake Farm, LLC' prepared by Proposed Bulldir19 Envelope NEW HAMPSHIRE Rose Land Surveying dated 11/20/11, last nevised 3/02/12. Recorded in the Grafton County Proposed Wastewater Disposal System FOR Regisbry of Deeds Plan #14418. MASCOMA LAKE FARM, LLC REVJSIONS: 10) "Lot Line Adjustment, In Lebanon, Grafton County, NH for Mascoma Lake Fanm, LLC" pnepared SCALE: DATE: SURVEYED: MTF, CPP TAX LOT: S&- DRAWING NO. by Rose Land Surveying dated 12/03/19, not recorded. 3 SHEET 1 OF 2 1" ... 200' 4/28/12 11024-SU4 _j DRAWN: DNR OiECKEO: NJR / __.::@)- - - _SS?°.52'22"E Tax Lot 56-3 413.sii- Area Summary Mascoma Lake Farm, LLC GN P.O. Box 1019 TN Water MIii, NY 11976
Lotl 89.91± Ac 3,916,419± Sq. Ft * Lot2 3.13± Acres 136,154± Sq. Ft Lot3 3.05± Acres 132,956± Sq. Ft. SEE SHEET 1 Total Area 96.09± Acres FOR REMAINDER OF LOT 8 \
I • THE SUBDIVISION RECVLATIONS OF THE CITY OF LEBANON I AND THE NOTICE OF ACTION ARE A PART OF THE PLAT, ~ AND APPROVAL OF THIS PLAT REQUIRES THE COMPLETION OF ALL THE REQUIREMENTS OF THE NOTICE OF ACTION AND SAID SUBDIVISION REGULATIONS EXCEPTING ONLY ANY MODIFICATION OR WAIVER SET FORTH IN THE NOTICE OF ACTION." SITE LOCATION RL-3 \ RL-3 # Desoiptlon I 5/8" capped Rebar 10" Reveal Pathway LLS#618/527 \ 1-3/4" I.Pipe 30" Reveal 6"X6" Granite Bound 12" Reveal Tax Lot 56-16 Tax Lot 56-3 3/4" I.Rod 6" Reveal Mascoma Lake Farm, LLC Mascoma Lake Fann, LLC 1" Rebar 6" Reveal P.O. Box 1019 P.O. Box 1019 Water Mill, NY 11976 1" Rebar 15" Reveal Water MIii, NY 11976 \ \ Bk.3572, Pg.264 2-1/2" I.Pipe 24" Reveal Bk.3572, Pg.264 2-1/2" I.Pipe 32" Reveal/ Leaning 7''X10" R.R. Tie 48" Reveal / Leanino 1) Bearings shown on this plat refer to New Hampshire Grid North as established by observations 5/8" canllerl Rebar 9" Reveal "Rollins LLS #527 NH LLS#ll44 Mio' Lot 1 using Topcon Hyperiite + GPS receivers from known NH State Plane Coordinates. Magnetic 1• I.Pipe 2" Reveal 89.91± Acres Wetland Dedinatlon(MD)=l4°59'±W. Convergence(C) =-0°21'. 3/4" capped Rebar 10" Reveal "LLS #338 NH T&M Assc." 3,916,419± sq/ft 518" canned Rebar 9" Reveal "Rollins LLS #527 NH LLS#1144 Mio' \ 2) The physical evidence shown on this plat is based upon a field survey by Bruno Associates 5/8" capped Rebar 8" Reveal "Rollins LLS #527 NH, LLS#l144 ME" I Inc., P.C., dated January 21, 2009 under my direct supervision. 5/8" capped Rebar 6" Reveal "Pathways LLS #618 & #527 NH" I 3/4" capped Rebar 6" Reveal "Rollins LLS #527 NH, LLS#l144 Mio' ~ 3) Boundaries are computed from a Nikon DTM 352 Total Station field survey, postional tolerance= 0.03' + 100 ppm at 95% confidence. This survey meets accuracy standards for a 5/8" canned Rebar Flush "DN Rose VT657 NH#972" - 0, rural class survey as established by New Hampshire Code of Administrative Rules Lan 500 5/8" cann,,n Rebar 6" Reveal, "DN Rose VT657 NH#972" ~§\ ~1 effective 1/1/09. 5/8" capped Rebar Flush, "Bruno Assoc. NH LLS#972" ~ 5/8" caooed Rebar 12" Reveal "Bruno Assoc. NH LLS#972" I 4) Property subject to and/or benefited by all easements and rights-of-ways of record which may 5/8" capped Rebar 6"Reveal, "Bruno Assoc. NH LLS#972" include, but not be limited to, Utility Easements (see Bk.964, Pg.101 & Bk.821, Pg.157) and 3/4" Brass Survev Washer "Bruno" I Water Rights (see Bk.1448, Pg.878 & Bk.2469, Pg.SOS). 5/8" canned Rebar set Flush "Bruno Assoc. NH LLS#972" 5/P/' Rebar 6"Reveal 5) Buried structures and/or utility lines may not be shown. 5/8" capped Rebar 8" Reveal, "Bruno Assoc. NH LLS#972 11 5/8" canfllll11 Rebar 6" Reveal "Bruno Assoc, NH LLS#972" \ \ 6) Stonewall and/or fences shown may have irregularities between the principal courses. 3/4" Brass Survev Washer "Bruno" I 518" can""" Rebar l0"Reveal "Bruno Assoc. NH LLS#972" 7) Boundaries on the plat represent the retracement of those previously desclibed by deed and/or 5/8" capped Rebar Flush, "DN Rose VT657 NH#972" I survey. Inconsistencies may be due in part to different survey accuracies and/or 5/8" capoed Rebar 8" Reveal, "DN Rose VT657 NH#972" environmental impacts and human activities affecting physical evidence relied upon. 5/8" caooed Rebar 8" Reveal "DN Rose VT657 NH#972" ;I 8) Streams shown are based in part on field survey locations and as digitized from the Enfield 5/rr' capped Rebar Flush, "DN Rose VT657 NH#972" 1E I U.S.G.S Quad Sheet 5/8" canneo Rebar Flush, "DN Rose VT657 NH#972" \ &1 5/8" caooed Rebar 6" Reveal In Stones "DN Rose VT657 NH#972" I 9) Wetland areas shown based on field survey locations as delineated on the ground by VHB 5/8" can""" Rebar 6" Reveal "DN Rose VT657 NH#972" I I Pioneer Environmental Associates. 5/8" ca 0 =rl Rebar Flush "DN Rose VT657 NH#972" 5/8" canneo Rebar 8" Reveal "DN Rose VT657 NH#972" 10) zoning district boundary from City of Lebanon GIS data. 5/8" canOPd Rebar Flush, "DN Rose VT657 NH#972" 5/8" canned Rebar Flush "DN Rose VT657 NH#972" I .,,,,- ~ M,1. ~ _ ~47"E sz S74°08'53ME, 93.92' / / I 11) In the event the farmhouse on proposed Lot 7 is ever demolished or reconstructed the ~-~ ~ side-yard setback shall automatically revert to 30'. I / "' ---..___ 0 ~st...--®-17 - r, ··\····-··-·-···········-·- Zoning Line RL-3 / - ~ ~ " • " - - fl 12) Proposed building envelopes shown from a plan entitled "Access Plan For Mascoma Lake Farm, Legend --···········---·····-Rn·-····/.:.. ______··°''·~ Y ---- _ cc, ...._____----1" ,w---_ _ / f, I LLC In Lebanon, New Hampshire, Sheet Cl" dated 5/14/2012, prepared by Advanced Geomatics & Design. Computed Point / - / ;:::-·7••···1~ ··········---····· .... ···-· ---······-----····~ Ot; - ---- I(I 0 Rebar/Iron Rod (Found) 13) Proposed wastewater disposal areas shown from a plan entitled 0 NHDES Subdivision Plan For I / / / ; w ~····---·······°' ···-·-· ···••- ---- // ~ capped Rebar (Found) / ~m / ,,,.. !(1_1~-'L•SS.27' lill&-; - / ·····:;;--·····--·--·•·····•:;_ ;;:-...__ Mascoma Lake Farm, LLC In Lebanon, New Hampshire, Sheet Cl2" dated 10/30/14 prepared Iron Pin (Found) by Hogg Hill Design, LLC. 0 / .,,,,.. / ... ., . i• ~,st ss ~~o.oo· ~I~ ~ ....____ ······•• ..~ -- f / f tt "' Railroad lie (Found) / 20.52 ,,,.. L~-; - N61°3l~S"E, SS.00' ~ , '-- ;,. ------~ ·······=:::::::--_ /j ,I;:::~ @ Capped Rebar-LLS 972 1 ,,,.. /~--~~:;.:176.42' RL-l 1/i t:, Survey Point ~ i I ------········• ..... _- ---- Ill / ./ 1:~a.a,• NS0°:I: ~~~-, in ----_ Ocr ....____...... ~ ------'Tu Utility Pole 00 I certify that this survey is based on field measurements, monumentation found and the ,§> , / ' _ - - - - 3.0~ticres ------:::::::..... ------/ / information referenced. It is consistent with this Information to the best of my knowledge and ➔ Utility Pole Anchor ~;!5· ~ ~~~ belief unless otherwise noted. V ;;;.19'0S'E,216.1S' 78 L•l70.93' ., 132956±sq/ft1 ---- ow~•.•'."'"' - 111 Q) Map Reference r R=650.00' 13 ~ ----- ,;:~ ii-:--.._ @) Drilled Well Cho SCALE: SURVEYED: MTF, CPP TAXLOT: S6- DRAWING NO. SHEET2 OF 2 DATE: 3 l""" 100' 4/28/12 DRAWN: DNR CHECKED: ERC 1102+SU4