Planning Board Meeting Minutes – 9/12/17

Walpole Planning Board

September 12, 2017 Minutes

Town Hall

7 pm


Presiding Members: Jeffrey Miller (Chair), Robert Miller (Vice-Chair), James Aldrich, (Secretary), Jason Perron, Cheryl Mayberry (Selectboard Representative). Alternate: Joanna Andros.  Absent:  Board members Jeff White and Dennis Marcom, Alternate Ed Potter.

Recording: Marilou Blaine. These minutes are unapproved and will be reviewed at the October 2017 meeting for corrections, additions and/or omissions.

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

Roll Call: There were enough Board members present for a quorum.


Minutes: Mr. Aldrich made a motion to approve the minutes of the August meeting. Mr. R. Miller seconded the motion and it was approved by the Board.


Public Hearing No. 1: Lot Line Adjustment for Trebor Properties LLC, Map 13, Lots 3-1 and 9, Valley Road, rural/ag.  Add 10 acres to Trebor Properties to make a larger parcel of 12.32 acres, leaving Madden property with 49.10 acres. Property owners Glenn and Laura Madden, Hayes Road.


Mr. Joe DiBernardo, surveyor, represented Trebor Properties, which is owned by Robert Palmer. Trebor Properties wants to acquire 10 acres from the Maddens and add it to property fronting on Valley Road. Mr. DiBernardo showed a map with Mr. Palmer’s property being a triangle and touching a point in the middle of the 10-plus acres. There is a power line easement of 125 feet running the length of the newly acquired parcel on the western side of the property.

Mr. Aldrich asked how large was the area where the point was on the map. Mr. DiBernardo said abut 10 feet. Mr. Aldrich asked about road frontage. Mr. DiBernardo said 224.75 feet. Mr. Aldrich asked if it encroached on the driveway of the abutting property. Mr. DiBernardo said yes but that the property belongs to his son Douglas. Mr. DiBernardo added that he is buying the property for protection for his children’s abutting lots.

At about this point Alternate Joanna Andros walked in and Mr. Aldrich recused himself from voting because he is an abutter. Mr. J. Miller asked Ms. Andros if she would act as a Board member in in his place. She agreed.

Abutter Mike Hayes went to look at the map more closely. He said he was interested in where the property line was between his property and the property being acquired. He was concerned he might lose some property if the pins weren’t in the right place. Mr. DiBernardo said the pins hadn’t been placed yet but he could accompany him when he was doing so. He also invited Mr. Hayes to his office to see the map and boundary lines on Goggle Earth. He was assured by Mr. DiBernardo and Mr. J. Miller that he wouldn’t lose any property.

Mr. Jason Perron made a motion to approve the Lot Line Adjustment as presented. Mr. R. Miller seconded the motion and it was approved by the Board unanimously.


Public Hearing No 2: Site Plan, Commonwealth Construction in North Walpole, Manager Yohbel Brosseau, Map 23, Lot 4, Industrial Zone, Church Street. Changes to original site plan, build new warehouse, 13,000 square feet in place of demolished wooden building, new driveway.

Mr. J. Miller asked if he had a permit for the driveway from the NH Department of Transportation. Mr. Brosseau said yes.

Mr. Brosseau introduced himself and stated he was there to show where the current warehouse was being built. He said the previous wooden structure, which was to be the warehouse, was found to be not as structural sound as thought for this purpose so the company was building a new 13,000 square-foot space that is 75-feet-by-160-feet long structure for the same purpose. The building is a little shorter than the other building and abides by the 20-foot setback rule that the other building did not. There is also a change to the driveway, which Mr. Brosseau said would work better for trucks.

Mr. Don Lennon, an owner of the abutting Len-Tex building welcomed Brosseau to the commercial district and said his construction was enhancing that zone and it was a good thing for North Walpole. He said the Len-Tex business is the last stop along the water line on Route 12. He asked him about water consumption and discharge at the manufacturing site.

Mr. Brosseau that the discharge papers were in progress of being completed and that an engineer from Bellows Falls was helping him. The pipes were 71/2 -inches, which would be sufficient, and 8-inch wide pipes. He was mainly doing the paperwork.

Mr. Brosseau added that all plans for the manufacturing operation were approved in 2015. Both buildings are sprinkled and permission granted from the North Walpole Fire Department.

Mr. Lennon then asked if he had an engineered plan for runoff from the roof of the new warehouse.  Mr. Brosseau said that the runoff was onto grass and it was 20 feet from the abutting property. He added that the slope of the parking lot was away from the building.

Ms. Mayberry, a previous commissioner for North Walpole, said that she thought Len-Tex opted not to hook up to the Route 12 water line. She said that is the way it looks on the waterline map. Mr. Lennon was adamant that his company was last on the Route 12 water line. Ms. Mayberry said she would look into the matter.

Mr. Brosseau was asked to come before the Board and update his site plan when it was discovered he had started building an additional building without coming back to the Planning Board to change the original site plan. Some Board members noticed the structure going up as they drove by and as one person noted – it’s hard to miss a 13,000 square-foot building.

Mr. Brosseau had a building permit from Mr. John Foster. A discussion ensued about permits being issued without following the correct process and without going through the proper channels.

Mr. Lennon said he was concerned about this as projects seemed to be allowed without going through the right steps. Mr. Brosseau added he was also concerned.

Mr. J. Miller remembered when Aubuchon was being built. He said all of a sudden this building was going up at the corner of Route 12 and Route 123 and he stopped in and inquired what was happening. The builders said they had permission from North Walpole. But there had been no site plan or permission from the Walpole Planning Board.

The situation is unique. North Walpole has its own commissioners and a Zoning Board. But it does not have a planning board so anyone in North Walpole needing a subdivision, lot line adjustment or site plan must go before the Walpole Planning Board.

Ms. Mayberry suggested inviting the North Walpole Village Commissioners and Zoning Board to meetings that involve property in their district.

Mr. Perron made a motion to accept the site plan as presented but discharge plans need to be sent to the secretary. The building process of the warehouse may continue while the water discharge plans are being finalized.

Mr. R. Miller seconded the motion and it was approved by the Board.


New Business:

Mr. DiBernardo requested a Public Hearing for October for James Mort on Brewery Road for a Subdivision and Lot Line Adjustment. It is Map 14, Lot 11, Residential B.

A motion was made to hold a Public Hearing in October. The motion was seconded and approved by the Board.


The Amended DADU – Discussion and Complete Streets Discussion will be held at a September workshop on Sept. 26 in the downstairs conference room at 7 pm.


Mr. J. Miller would also like all Board members to read the decision by the judge regarding the Ruggiero litigation. He is concerned about the state overriding local decisions.


Respectfully submitted,

Marilou Blaine

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