TOWN OF WALPOLE

PLANNING BOARD MEETING

AUGUST 13, 2013

Presiding:        Jeffrey Miller (Chair); Robert Miller (Vice-Chair); James Aldrich, Henry Fletcher, Dennis Marcom, Eric Merklein, Jamie Teague (Selectboard Representative)

 Alternates:      Steve Dalessio, Ed Potter

Recording:      Regina Borden, Recording Secretary

These Minutes are unapproved and will be reviewed at the September 10, 2013, meeting for corrections, additions and/or omissions.  There were fourteen people present in the audience.

Meeting Opened:  Mr. J. Miller, Chair, called the meeting to order at 7:00 PM in the First Congregational Church.  He advised that meetings are tape recorded therefore asked anyone that wishes to speak to identify themselves.

Roll Call:  Mr. J. Miller noted that a full Board was present therefore there was no need to call upon an alternate member.  Alternate member, Jeff White, was unable to attend this meeting.

APPROVAL OF MINUTES OF REGULAR MEETING on July 9, 2013:  The Planning Board did not hold a Workshop Session in July.

Mr. Fletcher moved to approve the Minutes of the regular PB meeting on July 9, 2013, as printed.  Seconded by Mr. Merklein.  With all members in favor, the Minutes were approved.

PUBLIC HEARINGS:

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

Proposed Amendment to the Site Plan Review (Continued from July Meeting) “Changes and Alterations in an Approved Site Plan”:  Mr. J. Miller advised that a response was received from Attorney G. Jeremy Hockensmith.  It clarifies that the proposed Amendment seems to be satisfactory but he did offer some minor amendments to it.  Mr. J. Miller talked with Mr. Dalessio, who proposed this Amendment, and he felt it would be appropriate to put those suggestions into the Site Plan Review.  From a technical standpoint, Mr. J. Miller recommended that he close this Public Hearing and propose that it be continued to the September PB meeting.  Mr. Dalessio advised that he will re-do the proposed Amendment, it can be reviewed at the Workshop Session on August 27^th and then it will be posted and the Public Hearing held during the September PB meeting.

Mr. J. Miller declared this Public Hearing closed at 7:09 PM.

Mr. Aldrich moved to hold a Public Hearing on September 10, 2013, on the proposed changes to the Amendment that will be discussed during the Workshop Session on August 27^th, 2013.  Seconded by Mr. R. Miller.  With all members in favor, the motion was approved.

Mr. J. Miller called this Public Hearing to order at 7:10 PM.

Subdivision – One Lot Into Three Lots:  Richard S. Francis, III, Ramsay Hill, Tax Map #011, Lot #007-001, Rural Agricultural Zoning District:  Mr. J. Miller advised that all abutters were notified of the Public Hearing by certified mail, it was duly advertised and posted and the fees were paid.

Mr. Aldrich moved to accept this application for Richard S. Francis, III as complete.  Seconded by Mr. Marcom.  With all members in favor, the motion was approved.

Mr. Joe DiBernardo, Land Surveyor with DiBernardo Associates, LLC, was representing the applicant.  He displayed the proposed subdivision.  Heading southwest would be to Maple Grove Road.  The applicant is proposing to subdivide his one lot into three lots:  Lot #1 will be 23.81 acres which has his existing house; Lot #2 will be 13.03 acres which has an existing shed; and Lot #3 will be 20.19 acres which is a vacant lot at this time.  This property is in the Rural Agricultural District so it meets all the requirements.  Mr. Francis is reserving some covenants and easements.  Lot #1 has an area that will be reserved for view easement for Lots #2 and #3.  Lot #2 there is a line hatch that has an area to be reserved for view easement for Lots #1 and #3.  There is already an existing 100-foot wide easement to lands of Hatfield.  The view easement is to keep the areas mowed but it depends on how it is worded on the Deed.  Mr. Francis is also reserving a 25 foot wide access easement across the northwesterly end of Lot #2 for access from Lot #3 to Lot #1 in the event he sells #2.  Mrs. Montgomery, a neighbor on Ramsay Hill Road, questioned the future of the view easements in terms of them remaining protected.  Mr. DiBernardo stated that they will be written into the Deed but it is up to the landowner to keep the covenant; it is not the Town’s responsibility.  Mr. J. Miller pointed out that the mylar is also recorded at the Registry of Deeds.  A breach will be a civil matter.

Mr. J. Miller declared this Public Hearing closed at 7:16 PM.

Mr. J. Miller called this Public Hearing to order at 7:17 PM.

Site Plan Review – Change in Use from Office to Multi-Family Residential:  Bruce R. Carruthers, 28 Main Street, Tax Map #019, Lot #042, Commercial Zoning District:  Mr. J. Miller advised that all abutters were notified of this Public Hearing by certified mail, it was duly advertised and posted and the fees were paid.

Mr. R. Miller moved to accept this application for Bruce Carruthers as complete.  Seconded by Mr. Aldrich.  With all members in favor, the motion was approved.

Daniel Scully, Architect, and David Bergeron, from Brickstone and Land Consultants, LLC, were representing Mr. Carruthers.  Mr. Scully advised that he was asked to verify that the foundation is all one continuous foundation.  He had previously sent a letter, dated July 25, 2013, with three pictures from the north side of the building (1) North Wall: Eastern section; 2) Middle Section looking from West to East; and 3) Junction Middle & East, to confirm that this building is all on one full continuous foundation.  He displayed a plan showing that this property has a circular driveway in the front of the property, there is a driveway and parking on the south side of the property.  This property had been used for years as a commercial property but the tenants have now moved out.  The proposal is to convert the building into three residential units and to change the parking as a part of that proposal which will reduce the amount of pavement.   They are looking at flipping the parking lot over toward the building but reduce the amount of parking spaces from approximately 18 to 9 spaces.  The circular entrance will be closed off; there will just be a singular entrance and a new walkway to the front door where there will be an entrance into the front apartment.  There will be a two car garage in the middle and there will be a third apartment in the rear.  Landscaping will be added along the front of the building and all along the side; it will be a mixture of trees, shrubs and perennials.   They will be taking some pavement up and putting a walkway in to go to the entrance for the back (second) apartment.   This will involve some fairly significant renovations to the interior of the building but very little on the outside.  At this point they are not planning to add any exterior lighting other than at the entrances.  There is an existing propane tank in the back that will still be utilized and there is an air conditioning unit that will still be utilized as well.  They plan on using the existing utilities with underground electric, using Town water and sewer.  The owner was contacted by someone that was interested in using a portion of the building for a commercial business (small office) but nothing has happened on that.  If it does they would come back before the PB.

Mr. Dalessio asked if there will be 30% open space at the lot.  Mr. Bergeron responded that it will be 39%.   Mr. Merklein questioned if the building has a sprinkler system now and, if not, do they plan on doing this.  Mr. Scully said they will be doing a code review but they are not applying for a Building Permit yet.  Mr. Bergeron pointed out that if they had to do that it would require them to dig up the street because the existing water line is not large enough but he does not think they will have to provide a sprinkler system for a three unit building.  They will look into it.

Mrs. Mansouri thanked them for checking on the continuous foundation.  She pointed out that when they go to Union Street and Main Street and go over so many feet, if they read the Zoning Ordinance, a part of their driveway, coming from Main Street, falls into the Residential District.  Mr. Scully asked Mrs. Mansouri that if there was an office use in this building and it became a mixed use building is that allowed in this zone.  Mrs. Mansouri said the building itself is in the Commercial District.  Mr. J. Miller confirmed that they can have an office in a residential building.

Mrs. Cook, an abutter, lives across the street.  She thinks that it will be an addition to that area but questioned how they would know that what is approved is what they get.  She referenced the change from condos to apartments off Route 12.  What is the maximum amount of usage if they change their minds?  Mr. J. Miller advised that they are coming before the PB for a three unit building so any change from this presentation would require another Site Plan Review.  There were two separate public hearings on the Route 12 development.  Mr. Scully said this is a grand old house and Mr. Carruthers wants to keep it that way.  These will be two two-bedroom units; each floor has two bedrooms, a nice living room, dining room, bathroom and kitchen.  They have not planned the back unit at this time but it will be of a similar nature.  When they apply for a Building Permit it will probably just be for the front portion.

Mr. Merklein asked if the driveway is wide enough for a car to go in and a car to go out.  Mr. Bergeron said in the upper part it is about 22-feet wide, it narrows down as it goes out toward the road.

Mr. Aldrich asked about the trees as he does not want to see the building hidden by the trees because it is such a nice building.  Mr. Bergeron responded that there will probably be three sugar maples, a Japanese maple that has a red leaf color and one Elm tree out front.  There will be smaller trees similar to crab apple trees on the islands.

Mr. J. Miller declared this Public Hearing closed at 7:29 PM.

Mr. J. Miller opened the regular Planning Board meeting.

Richard S. Francis, III application:  Mr. Aldrich pointed out that there is no “Walpole Valley Road” in Walpole that it should be corrected to “Valley Road”.  Mr. J. Miller mentioned that on the plat it is okay but on the location map it is incorrect.  Mr. DiBernardo advised that he will do the new mylar and paper copies and drop them off for signatures.

Mr. Aldrich moved to approve the Richard S. Francis, III Subdivision application, as submitted, with the noted change to the name of the road.  Seconded by Mr. Marcom.  With all members in favor, the motion was approved.

Bruce R. Carruthers application:  Mr. Aldrich moved to approve the Bruce R. Carruthers application, as submitted, for the Site Plan Review.  Seconded by Mr. Marcom.  With all members in favor, the motion was approved.

NEW BUSINESS:

Rice Mountain Estate:  It was noted that Mr. Gerenser requested that this Public Hearing be tabled until the September meeting.

Stephen H. Bryan / Elisabeth Lacher Bryan and Glenn Barcome:  Mr. Joe DiBernardo displayed a plan for a Boundary Line Adjustment between properties on Stevens Lane and Watkins Hill Road.  They are proposing to cut a small triangle off the Barcome property that is 0.37 acres and add it to the Bryan property.  Both parties have agreed no structure will be erected in the annexed parcel.

Mr. Aldrich moved to set a Public Hearing on September 10th for this application contingent to receipt of the application and fees.  Seconded by Mr. R. Miller.  With all members in favor, the motion was approved.

OLD BUSINESS:

Clarify Terms of Office for Two Alternate PN Members:  Mr. J. Miller advised that the PB has now received their documentation on clarification of the terms of office for Mr. Potter and Mr. White.

Planning Board:

Workshop Session:  There will be a Workshop Session on Tuesday, August 27, 2013, at 7:00 PM in the Town Hall Downstairs Office.  The topic for discussion will be the proposed changes to the Amendment to the Site Plan Review.

Other Business: 

Hooper Property:  Mr. Sheldon Sawyer asked Mr. J. Miller to announce that there will be a Public Hearing on the Hooper Trust and the Hooper Golf Club Land on Saturday, August 17^th at 1:00 PM in the Walpole Middle School gym.  The Hooper Study Committee will give recommendations on what they have been studying and doing research on.  They hope everybody will attend.

Adjournment:  Mr. Aldrich moved to adjourn this meeting.  Seconded by Mr. Fletcher.  With all members in favor, the motion was approved.  The time was 7:41 PM.

Respectfully submitted,

Regina Borden, Recording Secretary