Planning Board Meeting Minutes – 12/13/16

Walpole Planning Board

Town Hall

Tuesday, December 13, 2016

7:00 pm


Presiding Members: Jeffrey Miller (Chair), Robert Miller (Vice-Chair), James Aldrich, (Secretary),  Dennis Marcom,  Jason Perron, Jeff White, Steve Dalessio (Selectboard Representative). Alternates: Edward Potter and Joanna Andros. 

Recording: Marilou Blaine. These minutes are unapproved and will be reviewed at the January 2016 meeting for corrections, additions and/or omissions.


Meeting Opened: Mr. J. Miller called the meeting to order at 7:00 pm.

Roll Call: All the board members were present so no one was needed to fill in.

Minutes: Approve November meeting and workshop minutes: Mr. Perron made a motion to approve both the regular meeting minutes and the workshop minutes as written. Mr. Aldrich seconded the motion and it was approved by the Board.


Public Hearing No. 1:

            Subdivision for Woodstone Co., 1162 Main St., North Walpole, Industrial District.         Owners are J. Barton Elliott Jr. and H. Jay Eshelman 3rd. One lot into two lots. Map 27,           Lot 8-2. Lot 1 would be 3.11 acres with 267.66 feet road frontage. Lot 2 would be 3.89 acres with 216.06 feet road frontage.

Mr. DiBernardo, who was representing both companies, said the property abuts Len-Tex, Dunning Corp. and the property owned by Greg Gay. There are buildings on both properties. One has one building and the other has a building with additions.

Mr. DiBernardo said the subdivision follows all the current regulations for property in an Industrial District in North Walpole. Each lot has a setback of 60 feet from the center line of any right-of-way and 20 feet on the sides and rear boundary.

There are several right-of-ways: one for Roland and Sheldon Scott, one for Katherine Gay, New Telephone and Telegraph, one for the Village Water District.

Mr. J. Miller asked if there were any questions. Mr. Charlie Lennon from Len-Tex Corp, an abutter, asked about use of the buildings.

Mr. J. Miller said the a subdivision does not consider how the property will be used but if it follows the ordinance for subdivisions. A question of use would be under the purview of the Zoning Board of North Walpole.

Mr. Lennon said he was concerned about section P of the Ordinance. Mr. Lennon asked that the following letter be put into the minutes. It says, “P. The proposed subdivision shall conform to any Zoning Ordinance of the Town of Walpole or any precinct in which the subdivision is located.

“If the subdivision is approved, I believe that it will create a property consisting of land and buildings located at 1162 Main St. that is well within the Industrial District as defined in the Zoning Ordinance of the Village of North Walpole. Should this property then become used for commercial purposes, instead of manufacturing, or industrial purposes, this would violate the letter of the Zoning Ordinance, and I expect would not be permitted to operate in this manner.

“It is the intention of Len-Tex Corporation to insist that the North Walpole Zoning Board of Adjustment enforce the requirements of the Zoning Ordinance, and protect it from any attempt to weaken or circumvent it. We have a substantial investment in the Industrial District, and want to protect the value of our real estate.”

Later in the meeting Mr. Aldrich made a motion to approve Mr. DiBernardo’s request as presented. The motion was seconded by Mr. Marcom and approved by the rest of the Board.


Public Hearing No. 2.

            Discuss a petition to create a new zoning ordinance for Detached Accessory Dwelling Units in the Town of Walpole. The petition would be placed on the March 2017 warrant and the townspeople.

Mr. J. Miller said that there had been a Public Hearing last month on this petition and there had been some minor revisions made at a workshop meeting late in November.

Mr. Dalessio read from Draft 8, the most recent draft. Draft 8 has been posted on the bulletin board outside the Walpole Grocery and has been available to the public on the shelf outside the selectboard’s office.

The main change was lot size from 5 acres to double the current size of lots in Residential A and B lots and lots in rural/agricultural. For example, the size of a lot in Residential A is 25,000 square feet. It would have to be 50,000 for a DADU.

Mr. DiBernardo asked why not say acres. Mr. Miller said that the Zoning Ordinance is written in square feet, not acres.

After explaining each of the sections of the two-page document, Mr. Dalessio said that he thought something about accessory dwellings was going to be included.  Also, Mr. Marcom had concerns about the wording of 1-E – “ Occupancy will be limited to two (2) unrelated individuals.” It was decided that, since the Board has time for one more Public Hearing, that Mr. Dalessio will write something to include accessory dwellings in the final draft that will make Walpole’s Zoning Ordinance conform to the RSA that goes into effect June 2017 and Mr. Marcom and Mr. Perron will figure out the correct wording for 1-E.


The final two people on the agenda, Ms. Tindell Haskell did not show up, nor did Ms. Patricia Rodrigues.


Respectfully submitted,

Marilou Blaine


cc: WPB, Town Offices, The Walpolean

Posted: Inside Town Offices, on the bulletin board outside Walpole Grocery,

The final draft of the Petition will be posted alongside these minutes at the bulletin board outside Walpole Grocery and copies may be found at the selectboard’s office inside the Town Hall.



Leave a Reply

Fill in your details below or click an icon to log in: Logo

You are commenting using your account. Log Out /  Change )

Google photo

You are commenting using your Google account. Log Out /  Change )

Twitter picture

You are commenting using your Twitter account. Log Out /  Change )

Facebook photo

You are commenting using your Facebook account. Log Out /  Change )

Connecting to %s

This site uses Akismet to reduce spam. Learn how your comment data is processed.

%d bloggers like this: