Opinion: Commercial Development in Walpole

OPINIONS 05/18/2026 Comments: 2

[Editor’s Note: Occasionally, The Walpolean receives correspondence that addresses a current topic. Annie Ewaskio asked me to share her letter (below) regarding the development of land located in Walpole, near the intersection of Routes 12 and 123, across from Malnati Farm. This matter was discussed at a public hearing that took place during the Planning Board meeting on May 12, 2026 (relevant minutes excerpted below Annie’s letter). The public hearing will be continued at the next Planning Board meeting on June 9, 2026 at 7:00 pm in the Town Hall. —Kelli]

I understand that this area of Walpole is zoned commercial, so there’s nothing the Planning Board can do to stop this plan. Still, I have to voice my concerns. I am opposed to this plan because it will further commercial development’s rapid encroachment on Walpole’s fertile and irreplaceable farmland. I think it is shortsighted to build on this uniquely rich Connecticut River valley soil, which is now serving the agricultural community (and related food networks) as a cornfield. There is no way to reverse the destruction of the farmland once this site is developed. And pollution and runoff may further impact our groundwater and our natural environment, in addition to removing more land from our beloved local food system. The Hubbards are known as stewards of Walpole, and I am grateful to the entire Hubbard family for what they have done for the town. Yet I fear that this development will harm the natural world, which is so quickly disappearing not only here but all over New Hampshire. Walpole should be serving as a beacon of hope in this regard, not as an active destroyer of its own priceless and irreplaceable farmland. 

Thank you,

Annie Ewaskio 

From the Planning Board Meeting Minutes – 5/12/26:

Site Plan Application: Snowplow Sales Development, Brookside Real Estate LLC and Levi Hubbard, 538 Main Street, Tax Map 12, Lot 58, Commercial District. This includes a 3,360 square-foot office and a two-story 8,000 square-foot store for snowplow and small equipment sales. There will be open bins on the eastern boundary line with various types of gravel, soil and mulch and two larger ones for sand and salt. They will also host a landscaping business. 

Preliminary to starting the Public Hearing scheduled for this meeting, Mr. Miller said there had been a couple of “hiccups” and another meeting will be held next month to continue the Public Hearing. First, six of 13 certified letters were returned to sender (Planning Board) because they couldn’t be delivered because there was no numerical address. Mr. Miller contacted Mr. John Noonan of Fieldstone Land Consultants and informed him of the problem. Mr. Noonan said he able to reach three of the six abutters who were supposed to be notified by certified/return receipt mail. The second problem was that the public hearing was not posted on the bulletin board at the post office and inside the Town Hall, a legal requirement. 

Mr. Noonan started explaining the Snowplow Sales proposal. The property is 75 acres and proposed are two buildings: one a 3,060 square-foot office and the other a two-story 8,000 square-foot store for equipment sales. There would be three trees along the perimeter of Route 12 and six trees along the eastern boundary line. On the southern boundary there would be multiple bins with different size stones and gravel and different kinds of mulch. Two larger ones at the end would be covered and contain sand and salt. The bin with salt would have an asphalt floor. The parking lot would be paved. There would be a small display at the front entrance. 

The Route 12 cut for a driveway has lapsed so a new application had to be filed and NH Department of Transportation should be getting back to the applicants in two to six weeks, Mr. Noonan said. Mr. Miller asked about oil. Mr. Levi Hubbard said it would be very small, like cans, not like an automotive operation. Drainage on the property is diverted around the property to the back where there is a stormwater management area. Septic and water from a well will be private systems. Lighting will be on poles around the perimeter. Other lighting is LED and down lit so no light should leak off the property, Mr. Noonan said. There is a landscaping plan for plantings in the hatched area containing such plants as azaleas, lilacs and hydrangeas.

The area of most concern from the Board was the cut for the entrance to the property. Traffic was entering from Main Street, continuing on Route 12 past the driveway and cars traveling south could be turning left into the entrance.

Mr. Noonan will be back next month with an updater from NHDOT, a picture of the sign and answer any further questions the Board might have.

Planning Board Meeting Minutes – 5/12/26

PLANNING BOARD 05/18/2026 Leave a comment

Walpole Planning Board Minutes

Tuesday, May 12, 2026

Town Hall

7 pm

These minutes have not been approved but will be reviewed for corrections at the June 2026 meeting.

Roll Call: Board present: Chair Jeff Miller, Vice-Chair Dennis Marcom, Clerk Jason Perron, Jeff Harrington, Joanna Andros, Trevor MacLachlan, Select Board Representative Steve Dalessio and Alternates Tom Murray and Travis Adams. 

Call to Order: Mr. Miller called the meeting to order shortly before 7 pm because all the people who were presenters at the meeting were in attendance. A full Board was present.

Review minutes of April 2026 meeting: Mr. Marcom made a motion to approve the minutes as written. Mr. Perron seconded the motion and the motion carried unanimously.

New Business:

Presentation by Sarah Bollinger SWRPC: Topic: Family-Based-Child Care Zoning.

Mr. Miller introduced Sarah Bollinger from Southwest Regional Planning Commission (SWRPC). She explained she was at the meeting because in an email to Mr. Miller she pointed out a concern she had about Walpole’s 2025 zoning ordinance. She “wanted to flag that family-based child care is not addressed. Because Walpole has a permissive zoning ordinance the absence of any provision for family-based child care effectively means it is not allowed, which is not consistent with current statute.” Ms. Bollinger offered to come to the June and July meetings and assist the Board in drafting such an ordinance.

Mr. Miller said he was all in favor of family-based childcare as did several other members of the Planning Board. “Childcare is important for our town,’’ he said. 

It was decided that Ms. Bollinger would come to the next meeting to begin working on a draft for a family-based child care ordinance. Mr. Miller said it could also be done at a fourth Tuesday workshop meeting. Ms. Bollinger will contact Mr. Miller about a future date for a meeting.

Old Business:

Public Hearing:

Site Plan Application: Snowplow Sales Development, Brookside Real Estate LLC and Levi Hubbard, 538 Main Street, Tax Map 12, Lot 58, Commercial District. This includes a 3,360 square-foot office and a two-story 8,000 square-foot store for snowplow and small equipment sales. There will be open bins on the eastern boundary line with various types of gravel, soil and mulch and two larger ones for sand and salt. They will also host a landscaping business. 

Preliminary to starting the Public Hearing scheduled for this meeting, Mr. Miller said there had been a couple of “hiccups” and another meeting will be held next month to continue the Public Hearing. First, six of 13 certified letters were returned to sender (Planning Board) because they couldn’t be delivered because there was no numerical address. Mr. Miller contacted Mr. John Noonan of Fieldstone Land Consultants and informed him of the problem. Mr. Noonan said he able to reach three of the six abutters who were supposed to be notified by certified/return receipt mail. The second problem was that the public hearing was not posted on the bulletin board at the post office and inside the Town Hall, a legal requirement. 

Mr. Noonan started explaining the Snowplow Sales proposal. The property is 75 acres and proposed are two buildings: one a 3,060 square-foot office and the other a two-story 8,000 square-foot store for equipment sales. There would be three trees along the perimeter of Route 12 and six trees along the eastern boundary line. On the southern boundary there would be multiple bins with different size stones and gravel and different kinds of mulch. Two larger ones at the end would be covered and contain sand and salt. The bin with salt would have an asphalt floor. The parking lot would be paved. There would be a small display at the front entrance. 

The Route 12 cut for a driveway has lapsed so a new application had to be filed and NH Department of Transportation should be getting back to the applicants in two to six weeks, Mr. Noonan said. Mr. Miller asked about oil. Mr. Levi Hubbard said it would be very small, like cans, not like an automotive operation. Drainage on the property is diverted around the property to the back where there is a stormwater management area. Septic and water from a well will be private systems. Lighting will be on poles around the perimeter. Other lighting is LED and down lit so no light should leak off the property, Mr. Noonan said. There is a landscaping plan for plantings in the hatched area containing such plants as azaleas, lilacs and hydrangeas.

The area of most concern from the Board was the cut for the entrance to the property. Traffic was entering from Main Street, continuing on Route 12 past the driveway and cars traveling south could be turning left into the entrance.

Mr. Noonan will be back next month with an updater from NHDOT, a picture of the sign and answer any further questions the Board might have.

Preliminary meeting with Hubbard Farms for a site plan.

Mr. Mark Houghton presented the plans for an addition to a building at Hidden Acres Lane off of Halls Crossing. The existing building is a square, 35-feet-by-35-feet, and used for showers before and after entering the bio security building. The proposal is to enlarge the building to 40-feet-by-40-feet for the same purpose – showers – and add an office and storage space.

There being no questions Mr. Perron made a motion to approve the site plan and hold a public hearing in June. Mr. Harrington seconded the motion and the motion carried unanimously.

Sau60: Change of Use, Site Plan: School building in North Walpole will be converted to SAU offices.

Joey Carter explained the plans are in the formative stage The plan is to use some of rooms in the building for the offices of SAU personnel. That would also include a conference room and rooms set aside for confidential consultations. The gymnasium, bathroom and playground would still be available for use by townspeople. The expected timing of the move is in October. The only concern voiced was about traffic and children getting off and onto buses. Mr. Carter said that only happens twice a day. Mr. Carter will be back with more information about the changes.

Mr. Carter said that a letter from the North Walpole Fire Chief stating that all life safety issues have been addressed is required to obtain site plan approval.

Currently, Walpole’s second, third, and fourth-graders attend the North Walpole School. According to Walpole Principal Justin Cassarino all second-through-eighth-graders will be at the Walpole Middle School next year. The North Walpole School will then be entirely for the use of SAU 60 personnel. 

Tim Graves Gravel Pit Inspection:

Mr. Perron and Mr. Harrington completed visiting the Tim Graves gravel pit on Wentworth Road on April 30, 2026. They found no problems or concerns and their comment was on the inspection form was “Looks good.” Mr. Harrington mentioned there were just small piles of dirt. This completes the Inspection of gravel pits for 2025. The Gravel Pit Inspection Form will be filed with Mr. Graves previous submissions and previous years of gravel pit inspection forms.

Short-term rentals

Mr. Miller would like to add to the B&B ordinance something about short-term rentals also known as AirBnBs. The reason is to inform neighbors who live on a street or near an AirBnB, that that particular house is one that often has transient people staying there. Ms. Jackie Caserta, owner of B&B Valley Farms, said that she is in competition with AirBnBs. Ms. Caserta said that B&BS have to be licensed by the state and there are certain regulations. She believes that the same types of regulations should include AirBnBs. The Board will be considering how best to include AirBnbs in the current B&B ordinance. She offered to help with the drafting of a the ordinance.

Adjournment

Mr. Perron made a motion to adjourn the meeting at 8:20 pm. Mr. Harrington seconded the motion and the motion carried.

Respectfully submitted, 

Marilou Blaine

WPB Secretary

Selectboard Meeting Minutes – 5/7/26

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Town of Walpole, New Hampshire

Meeting of the Selectboard

May 7, 2026

Selectboard Present: Carolyn Vose, Chair, Cheryl Mayberry, and Steven Dalessio

Staff Present: Sarah Downing, Manager of Administration, and Sue Bauer, Recording Secretary

Guests Present: Mark Houghton, Walpole Fire Chief; Brad Nash, fireman; Jack Franks of Avanru

Call to Order: Ms. Vose called the Selectboard meeting to order at 6:34 PM in the Walpole Town Hall.

The following two items were moved to the top of the agenda to accommodate guests.

Generator Installation: Mark Houghton explained that EE Houghton is preparing for the Town Hall generator installation.  They need to have at least one tree on the front of the Town Hall removed by June 15th.  If the tree down on west side is removed, there will only be room for a 500-gallon tank, which is about two days of power.  Ms. Mayberry will have Mike Symonds reach out to Mark Houghton regarding tree removal.  Brad Nash will talk to Peter Palmiotto about which trees on the east side of the Town Hall should be removed since the Town is cutting trees.

Mr. Nash left the meeting.

Building Permit 2014-10 Renewal (Abenaki Springs): The application as submitted for the April 22, 2026 meeting was incomplete and was therefore rejected.  Since that time, Mr. Franks has provided the missing information for the electrical and plumbing contractors.  This permit is now on its twelfth year of renewal.  Mr. Franks said he is preparing to start phase three.  There was a consensus that even though the project was approved a long time ago, new buildings must meet the 2026 building and life safety codes. Mr. Houghton reminded Mr. Franks that once the third phase is added, the building will be so long that rear access will be required by the Fire Department.  The Selectboard reminded him that he needs all the approvals before any work starts on the third phase.

Mr. Dalessio moved to renew building permit 2014-10, contingent upon compliance with all applicable local, state, and federal buildings, fire safety, and life safety codes and requirements prior to the commencement of Phase III construction. Documentation demonstrating such compliance shall be submitted to the Selectboard before construction begins.  Ms. Mayberry seconded.  With Mr. Dalessio, Ms. Mayberry and Ms. Vose in favor, the motion passed.  Mr. Franks was also advised to meet with the Planning Board before starting work since there has been such a long pause in construction.  This is a recommendation even though it is not required by law.

Mr. Houghton and Mr. Franks left the meeting.

Accounts Payable

Mr. Dalessio moved to approve the Accounts Payable Check Register totaling $61,096.79 dated 5/12/2026 and an ACH payment of $47,489.11 to HealthTrust. Ms. Mayberry seconded.  With Mr. Dalessio, Ms. Mayberry and Ms. Vose in favor, the Accounts Payable was approved. 

Payroll

Mr. Dalessio moved to approve the Payroll Register totaling $34,565.01 dated 5/8/2026 and the 941 Payroll Tax Transfer of $6,377.13.  Ms. Mayberry seconded.  With Mr. Dalessio, Ms. Mayberry and Ms. Vose in favor, Payroll was approved. 

Selectboard Meeting Minutes

Selectboard Meeting – April 30, 2026: Mr. Dalessio moved to approve the Minutes of the Selectboard meeting of April 30, 2026. Ms. Mayberry seconded.  With Mr. Dalessio, Ms. Mayberry and Ms. Vose in favor, the Selectboard minutes were approved.

Non-Public Selectboard Meeting – April 30, 2026: Mr. Dalessio moved to approve the Minutes of the Non-Public Selectboard meeting of April 30, 2026.  The minutes will remain sealed.  Ms. Mayberry seconded.  With Mr. Dalessio, Ms. Mayberry and Ms. Vose in favor, the Non-Public minutes were approved.

Old Business

North Walpole Library Lease Agreement: Ms. Mayberry moved to approve and sign the lease agreement with North Walpole for the North Walpole Library for one year, at the request of North Walpole.  Mr. Dalessio seconded.  With Ms. Mayberry, Mr. Dalessio and Ms. Vose in favor, the motion was approved and signed. 

Library Ramp Railing Extension: There is a plan to extend the railing from the end of the ramp to the sidewalk to make it easier to access the Library.  Ms. Vose spoke to Mrs. Malmberg about the concerns discussed last week.  Mrs. Malmberg will review the design and attend the meeting in two weeks to discuss it with the Selectboard.

Police Details Policy: The Police Details Policy has been upgraded to include earlier comments from the Selectboard.  Mr. Dalessio moved to accept the new policy.  Ms. Mayberry seconded.  With Mr. Dalessio, Ms. Mayberry and Ms. Vose in favor, the policy was accepted.  However, the procedure was not accepted because it does not support the policy.  The procedure must be updated to support the policy and resubmitted to the Selectboard.

Petition for Special Town Meeting: Mr. Hockensmith, the Town Attorney, has provided a draft of the petition for a Special Town Meeting to be held August 17th to determine whether the Town will take a bond of $3,000,000 or less to finance the new Police Station.  By consensus the Selectboard accepts the petition for a Special Town Meeting.  

Commercial Brush Fee at Recycling Center: The Recycling Center has requested that a fee be implemented for commercial landscapers who leave brush at the Recycling Center, and that the fee be based on the size of the truck.  The fee is to offset extra work and equipment repairs associated with handling the large amounts of brush.  By consensus, Ms. Hakey will be asked to write a letter to the landscapers in Walpole explaining the fees and how they will be implemented.  The timing is still to be determined.  The fees will be $10 for a pickup, $20 for a medium truck, and $30 for a large truckload. Ms. Hakey will also be asked to monitor how many loads of brush are coming in now compared to after the fee takes effect.  

In-Person Staff Meeting Topic: The topic for the meeting on 5/21 will be succession planning.  The Selectboard reviewed and approved by consensus the introductory material that will be mailed to all Department Managers ahead of time. 

New Business

2025 Total Equalized Valuations: Walpole has received its Total Equalized Valuation from the NH DRA.  The total value for 2025 is $847,392,539, an increase of $94,823,009 from 2024, or without the utilities and railroads $804,013,468.  Ms. Vose acknowledged receipt of this information.  

Non-Public Business RSA 91-A:3 II (c)

Ms. Mayberry moved to enter into Non-Public Session pursuant to RSA 91-A:3 II (c) at 8:10 PM.  Mr. Dalessio seconded.  With Ms. Mayberry, Mr. Dalessio and Ms. Vose in favor, the motion was approved.

The meeting was reconvened at 8:30 PM.

Mr. Dalessio moved that the Non-Public Session Minutes be sealed. Ms. Mayberry seconded.  With Mr. Dalessio, Ms. Mayberry and Ms. Vose in favor, the motion was approved.

Hooper Trustees

Ms. Mayberry  moved to enter into the Hooper Trustees meeting at 8:33 PM.  Mr. Dalessio seconded.  With Ms. Mayberry, Mr. Dalessio and Ms. Vose in favor, the motion was approved.

The meeting was reconvened at 8:49 PM.

Adjournment: Ms. Vose declared the meeting adjourned at 8:57 PM.

Respectfully submitted,

Sue Bauer, Recording Secretary

(Note: These are unapproved Minutes. Corrections will be found in the Minutes of the May 14, 2026 Selectboard meeting.)

Public Hearing Meeting Minutes – 5/7/26

SELECTBOARD 05/16/2026 Leave a comment

Town of Walpole, New Hampshire

Public Hearing

USDA Grant for Walpole Fire Station Expansion Project

May 7, 2026

Selectboard Present: Carolyn Vose, Chair, Cheryl Mayberry, and Steven Dalessio

Staff Present: Sarah Downing, Manager of Administration, and Sue Bauer, Recording Secretary

Fire Department Present: Mark Houghton, Walpole Fire Chief and Brad Nash, Fireman and Town Maintenance Technician

Call to Order: Ms. Vose called the Public Hearing to order at 6:32 PM in the Walpole Town Hall. Ms. Vose explained that in order to receive the grant a public hearing that was announced in a local paper seven days ahead must be held.  This meeting was announced in the Keene Sentinel April 24, 2026 and notices were posted in the Town Hall and on the bulletin board outside the Post Office.  It is also on the Town’s website (www.walpolenh.us).  This Public Hearing is required before the Selectboard votes to ratify its decision of December 18, 2025 because the earlier meeting was not announced in a local paper, the Keene Sentinel, as required. The Town of Walpole was unaware of this requirement.

Ms. Vose called for discussion.  There being none, the meeting proceeded.

Ratification of the Vote of December 18, 2025: Ms. Mayberry moved to ratify the Selectboard decision of December 18, 2025 to accept the unanticipated funds from the USDA totaling $1,000,000.00.  Mr. Dalessio seconded.  With Ms. Mayberry, Mr. Dalessio and Ms. Vose in favor, the motion carried and the Town of Walpole will accept the USDA Grant for the Walpole Fire Station Expansion Project.

Adjournment: Ms. Vose declared the hearing adjourned at 6:34 PM.

Respectfully submitted,

Sue Bauer, Recording Secretary

(Note: These are unapproved Minutes. Corrections will be found in the Minutes of the May 14, 2026 Selectboard meeting.)

US at 250: Big Watch 1776 – 5/21/26

EVENTS 05/16/2026 Leave a comment
US at 250: Big Watch Movie. Thursday, May 21 at 1:00 pm at the Walpole Town Library. 1776 is a delightful musical celebration of the founding of The United States of America. The story centers around the familiar historical characters as they organize a movement for independence from Mother England. All events lead up to that most significant date, July 4, 1776, when the Declaration of Independence was signed.

Rummage Sale at First Congregational Church of Walpole – 6/13/26

EVENTS 05/15/2026 Leave a comment

Author Talk with Bill Ranauro – 5/20/26

EVENTS 05/15/2026 Leave a comment

Reminder: Help Our Trails Day Tomorrow – 5/16/26

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June 2026 Clarion Closing Date – 5/21/26

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Yes, time again and deadline is a week away for the June 2026 CLARION. I am getting started on this issue, and ready for your article submissions, and new advertisements. Closing date for the June issue is Thursday, May 21. – or earlier if you can. Submission guidelines, and contact email are on the CLARION website.

Your early submissions are always welcome and appreciated as I start developing the layout well beforehand. If you have some “news” send it along. In addition, I like to have on-hand material of interest that is not time-sensitive to fill space to round out a pleasing issue. So, if you would “like to be in print” and have something to write and share (images as well), send along for possible inclusion space permitting. Please do remember, it is the advertisers in each issue that make this community publication possible, so please support and thank them.

If you have any questions, or interest in placing an advertisement, reaching over 1900 Walpole, North Walpole and Drewsville addresses, I welcome your inquiries, so please do get in touch with me. Advertising information and contact information is on the CLARION website.

Thank you, RAY BOAS, Publisher

Walpole Schools Informational Session – 5/20/26

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