TOWN OF WALPOLE

PLANNING BOARD MEETING

JULY 9, 2013

Presiding:        Robert Miller (Vice-Chair); James Aldrich, Henry Fletcher, Dennis Marcom, Eric Merklein

Alternates:      Steve Dalessio, Ed Potter, Jeff White

Recording:      Regina Borden, Recording Secretary

These Minutes are unapproved and will be reviewed at the August 13, 2013, meeting for corrections, additions and/or omissions.  There were seven people present in the audience.

Meeting Opened:  Mr. R. Miller, Vice-Chair, called the meeting to order at 7:00 PM in the Walpole Town Hall.  He advised that meetings are tape recorded therefore asked anyone that wishes to speak to identify themselves.

Roll Call:  Mr. R. Miller noted that regular member, Mr. J. Miller (Chair) and Mrs. Teague, Selectboard representative, were not present.  He called upon alternate member, Mr. J. White, to sit on the board for Mr. J. Miller.  An alternate member cannot be seated on the Board for Mrs. Teague, as the Selectboard representative.

APPROVAL OF MINUTES OF REGULAR MEETING on June 11, 2013, and WORKSHOP SESSION, June 25, 2013:  Mr. Dalessio advised that during the June 11, 2013, meeting Mrs. Teague had mentioned that she would take up the lighting issue at the Family Dollar Store with the Selectboard.  He requested that this be added to the Minutes.  Mr. Marcom moved to approve the Minutes of the regular PB meeting of June 11, 2013, with the above addition and to approve the Minutes of the Workshop Session of June 25, 2013, as printed.  Seconded by Mr. Fletcher.  With all members in favor, the Minutes were approved.

PUBLIC HEARING:

Mr. R. Miller called this Public Hearing to order at 7:04 PM.

Proposed Amendment to the Site Plan Review – Changes and Alterations in an Approved Site Plan:

Mr. Dalessio pointed out that the Town’s Site Plan Review does not mention that approved Site Plans can be amended.  This does not add or take away anything but gives the Site Plan review the ability to amend previously approved Site Plans.  Mr. Dalessio read the proposed change as follows:

“If at any time before or during the construction of the Site Plan, unforeseen conditions make it necessary or desirable for the applicant to modify the location or design of any of the required work or previously submitted plans, the Planning Board may, after a duly noticed public hearing with notice to abutters and general public, authorize such modifications.

The applicant shall submit revised documentation for review and approval.  The Planning Board may elect to waive certain site plan and/or documentation requirements based on the nature of the changes being submitted.”   

Mr. Marcom noted that it does not add or subtract any regulations but, in fact, it makes it a smoother transition if there are any changes or modifications.  Mr. R. Miller feels it will now be in black-and-white which the PB did not have before.  Mr. Dalessio noted that the PB would still go through the process.  Discretion will be used.  Mr. R. Miller said the PB will still have to vote on whether to approve or deny any requested amendments.

Mr. Franks asked who the author of this amendment is.  Mr. R. Miller advised that the PB worked on this during several Workshop sessions.  Mr. Franks asked what the intent is.  Mr. Dalessio clarified that the current Site Plan does not have any wording in the document for amendments; this is to make it clear that an applicant can come in and request an amendment.  It makes a legitimate path to follow.  Mr. Franks asked if an attorney looked at this.  Mr. Dalessio responded that it had not yet been looked at but that is a PB decision.  It is always a good practice to do so.  Mr. Franks pointed out that this could still delay a project about four months.  He appreciates this as it is something that will allow an amendment process to be looked at but the way this appears to be written, to him, leaves the discretion at the PB’s favor and does not take into consideration those that are putting forth their own funding and time constraints.  He just wants to be sure that any unforeseen circumstances, for both sides, are tended to in a fair manner.

Mrs. Mansouri felt that under the PB RSAs there is something that can be taken from the green book regarding amendments.  Mr. Dalessio clarified that some wording was taken from that book and it was compared to what other towns use.  Mrs. Mansouri stated that we are Walpole, that is who we are and who we should be compared to.

There were no other comments therefore Mr. R. Miller closed this Public Hearing at 7:18 PM.

Mr. R. Miller opened up the regular meeting for discussion.

Mr. Aldrich moved to have our Town Attorney look at the verbiage in this proposed change to the Site Plan.   Seconded by Mr. Fletcher.  With all members in favor, the motion was approved.

Mr. R. Miller advised that this discussion will be continued at the next regular meeting pending an opinion from the Town Attorney.

NEW BUSINESS:

Subdivision – One Lot Into Three Lots:  Richard S. Francis, III, Ramsay Hill, Tax Map #011, Lot #007-001, Residential Zone District.  Mr. Joe DiBernardo, DiBernardo Associates LLC, was representing Mr. Francis.  He displayed a plan and explained that Lot #1 will be 23.81 acres and has Mr. Francis’ house on it; to the north will be Lot #2 that will be 13.03 acres with an existing shed on it, and Lot #3 will be 20.19 acres.  Mr. Francis wants to reserve some areas for views.  He is stipulating that the owners of Lot #1 and Lot #2 keep the field mowed to maintain the view.  There is plenty of road frontage.

Mr. Merklein moved to schedule a Public Hearing for the August 13, 2013, meeting for this application.  Seconded by Mr. Fletcher.  With all members in favor, the motion was approved.

Bruce Carruthers – Preliminary Consultation:  About two years ago Mr. Carruthers bought the building that Fitz Vogt and Associates is renting on Main Street but they will be leaving at the end of September.  It is currently being used as Commercial but he would like to change it to Residential.  The current plans are for three fairly large units of about 2,000 square feet each.  He has plans for development in the front only at this time.  It is a continuous foundation.  He is asking for guidance and the process that should be followed.  This is an 1874 Victorian building.  Mr. Carruthers wants to protect the integrity of the building as it is.  He plans to reduce the size of the parking lot and do landscaping.  Daniel Scully, Architect, displayed the preliminary plan.  The only exterior change is to put in a two car garage for the units.  There will be some new interior construction.  They plan to work within the existing footprint.  Mrs. Mansouri felt there is a slab and not a continuous foundation.  According to the Zoning regulations it would have to be on one foundation.  Mr. Carruthers noted that there is crawl space under a portion but it is one foundation; there are windows in the foundation in the basement.  It was noted that the building is in the Commercial Zone.  Mr. R. Miller said they want to check and verify that it is an exception from the Zoning Board of Adjustment.  Mrs. Mansouri advised that they cannot change the zoning but can change the use of the zoning.  They do not have to change the use because apartments would be allowed in the Commercial zone but they are converting to a multi-family dwelling.  The PB will look for the recommendation from the ZBA.

Mr. Merklein moved to schedule a Public Hearing for the August 13, 2013, meeting for Mr. Carruthers.  Seconded by Mr. Marcom.  With all members in favor, the motion was approved.

Duane Gerenser – Preliminary Consultation:  Mr. Gerenser explained that they are planning to do a project on the Rice Mountain Estate. It consists of 355 acres on the northeast corner in Walpole.  They are looking at it with the thought of creating an up-scale country hotel with approximately 20 rooms.  From the existing infrastructure they would be able to have about 11 rooms therefore they are looking for some new construction.  For the new lodging, to keep things compact, they would be looking to add about 12 new units that would be duplexes (six duplexes).  The existing infrastructure would be used for dining but a commercial kitchen will be needed.  There is a barn that would be used for special events but that would be limited.  The base of the mountain would be used for a parking area due to limited parking on the top and there would be a shuttle to get people up-and-down.  The land consists of a series of plateaus.  On one plateau there are interesting old buildings and on another plateau there is a rail car.  There will be a swimming pool, a spa and maybe tennis courts.  He understands they would need a Special Exception or a Variance from the Zoning Board of Adjustment because it is zoned Rural Agricultural.  He spoke with Mr. Jeff Miller and Mrs. Mansouri previously.  The property also has magnificent gardens.  They anticipate that it will be one of the top two-or-three properties in New England.  It will be family oriented.  There are two entrances off Valley Road.  They looked at the access to be sure that Fire and Police services could be provided.  There are two fire hydrants on the property.  They had a preliminary traffic review from an engineer and his proposal was to put a traffic counter on Valley Road.  Mr. Merklein suggested that they meet with Jim Terrell, Highway Superintendent, to talk about the road conditions on Valley Road.  In terms of employment they would need about 22 full-time and 16-to-24 part-time/ seasonal employees.

Mrs. Mansouri pointed out that the PB can make a recommendation to the ZBA and state that the plan is not complete but Mr. Gerenser can still make a presentation before the ZBA and, if the ZBA approved it, it would be a Conditional Approval based on final Site Plan approval by the PB.

Mr. Merklein moved to schedule a Public Hearing for the August 13, 2013, meeting for Mr. Gerenser.  Seconded by Mr. Marcom.  With all members in favor, the motion was approved.

PLANNING BOARD:

Workshop Session:  Mr. R. Miller advised that there will be a Workshop Session on Tuesday, July 23, 2013, at 7:00 PM in the Town Hall Downstairs Office.  He asked what the members would like to discuss so it could be put on the Agenda, however, since a few members would have been unable to attend there was a consensus to cancel the Workshop this month.

Mr. Aldrich moved to take the month of July off from the Workshop Sessions.  Seconded by Mr. Marcom.  With all members in favor, the motion was approved.

Adjournment:  Mr. Aldrich moved to adjourn this meeting.  Seconded by Mr. Fletcher.  With all members in favor, the motion was approved.  The time was 8:17 PM.

Respectfully submitted, Regina Borden, Recording Secretary

cc:  PB, ZBA, WCC, Town Offices, BOS

Posted:  Town Hall Lobby, Burdick’s Market, Walpolean