Walpole Planning Board
September 26, 2017
Present: Chair Jeff Miller, Co-chair Robert Miller, James Aldrich secretary, Jason Perron, Dennis Marcom, Cheryl Mayberry Selectboard Representative, Alternates Joanna Andros, Ed Potter, Selectboard member Steve Dalessio, Guest Ray Boas.
Suggestions to the Selectboard – Complete Streets The following Complete Street recommendations were discussed and it was decided that they would be sent to the Selectboard and the Board would let the Planning Board know which recommendations they considered feasible now and why and which might be good ideas for the future. The people at the workshop also voted to accept the Walpole Complete Streets Planning and Design Guidelines, drafted in July 2017, as their policy. Both the recommendations and policy will become part of the Master Plan.
The recommendations came from monthly meetings beginning in January and ending in August.
The following recommendations were selected to send to the Selectboard for their implementation.
Walpole, NH Complete Streets Recommendations
The Planning Board is making recommendations to the Selectboard for implementation now are in the future. They are being made after nine months of meetings and input with Planner Mari Brunner and other representatives of Southwest Regional Planning Commission and Walpole Police Mike Paquette.
Speeds: The speed limit, which is 25 mph, should be clearly marked and enforced in the Village. Consider installing a speed limit sign on South Street as drivers enter the village and another sign on Main Street near Costume Ladies or before Edward Jones.
Walkway/sidewalk near Jakes and Mascoma Bank: The painted walkway on the northwest corner of the Westminster St/Main St. intersections should be restored to a sidewalk. When the gas station and convenience store changes hands in the near future might be a good time to do this.
Shared Bicycle Lane Markings (i.e. “sharrows): Consider adding sharrows to Main Street and other roads in the village to indicate that motorists should share the road with bicyclists. For roads with parallel parking, sharrows should be placed outside the “door zone” of parked cars. For roads with diagonal parking, sharrows should be placed in the middle of the travel lane (closer to the yellow line) to direct bicyclists away from cars backing out of angle parking spaces.
Fountain on Westminster St.: Consider continuing adding roadway markings and signage to clarify how motorists should navigate around the fountain in the intersection of Westminster St. and Main St.
Main St. connection from school to Walpole Village: Consider traffic calming by adding sharrows and/or a bike lane for students who bicycle to school, and education to raise awareness among students and drivers about how to safely share the road and decrease incidents of students walking in the travel lane. Keep overhanging brush cut.
Main St. connection from school to Mill Pond: Consider widening and improving the surface condition of the shoulders along this stretch of road where space allows. In addition consider placing signage that says “Pedestrian Crossing Ahead” to alert motorists to likely pedestrian crossing location. While this may be a large expense, consider in the future making a sidewalk from the school up to where the neighborhoods are.
Library Crosswalk: Add yield signs on the pavement before the crosswalk on both sides of the road.
NORTH WALPOLE VILLAGE
Crosswalk on Killeen St./Route 12: Consider working with the New Hampshire Department of Transportation (NHDOT) to install a pedestrian crosswalk near Stateline Grocery where the sidewalk ends on one side of the road and continues on the other side of the road.
Informal pedestrian railroad crossing from Church St to Center St.: According to Chief Paquette, some students cross the railroad tracks to get from the bus stop on Church St. to Center St. as a shortcut to get home. Consider working with School Bus company to change the location of the bus stop, improve the fence to block children from crossing at this location, or working with the police dept. to identify other strategies to address the situation.
Check with state to keep a 35 mph speed consistent from the cemetery through the village.
Amended DADU: On the advice of the town’s attorney, Jeremy Hockensmith, the following amendments were approved at the meeting. At it’s next regular meeting, the Board will discuss whether or not it wants to hold a Public Hearing in November or December to place it on the ballot for the voters to approve.
Here is the document. The additions are in bold.
Are you in favor of the following changes to the Town’s Zoning Ordinance?
Add under Article IV General Provisions Section O Detached Accessory Dwelling Unit as
permitted under RSA 674:73 (Effective June 1, 2017)
DADU – As defined as a residential living unit that is with the same single-family lot and provides independent living facilities for one or more person, including provisions for sleeping, eating, cooking and sanitation on the same parcel of land as the principal unit it accompanies.
1. One Detached Accessory Dwelling Unit (DADU) shall be allowed in all zoning districts that permit single-family dwellings. The following requirements apply: No change in frontage or setbacks shall be required for a DADU, however, the minimum lot size for any given Zoning District shall be the following:
- Residential District Type A minimum lot area shall be 80,000 square feet
- Residential District Type B minimum lot area shall be 50,000 square feet
- Rural/Agricultural minimum lot area shall be 80,000 square feet
- 4.Timberland not permitted
- The maximum area for a Detached Accessory Dwelling Unit shall be 900 square feet of living space. A larger living space may be permitted by a variance granted by the Zoning Board of Adjustment.
- No more than Three (3) bedrooms may be permitted in a Detached Accessory Dwelling Unit.
- Detached Accessory Dwelling Unit must be within 150 feet of the principal dwelling unit.
- Occupancy of the accessory or principal unit is limited to family members related by blood, marriage, adoption, foster children or, if unrelated, not more than two (2) unrelated individuals. (See 3C for maximum occupancy.)
- No conversions to condominiums and must remain in common ownership.
- The Detached Accessory Dwelling Unit may be within separate detached building on the property (such as a garage or barn).
- Unless otherwise provided for herein, all existing regulations applicable to single family dwellings shall also apply to the combination of a principal dwelling unit and detached accessory dwelling unit, including the following:.
- the state building code
- applicable sections of the state fire code
- the standards for maximum occupancy per bedroom consistent with policy adopted by the United States Department of Housing and Urban Development
- only one DADU per lot
- Must comply with town ordinances and regulations.
- Adequate provisions for water supply and sewage disposal for the detached accessory dwelling unit in accordance with RSA 485-A:38 shall be demonstrated by the applicant. Separate systems, including but not limited to plumbing, heating, electrical and sanitary disposal systems, are not required for the principal and detached accessory dwelling unit provided that occupants of both units have access to the electrical panel and circuit breakers serving their respective units.
- All applications to create a detached accessory dwelling unit shall demonstrate to the Zoning Board of Adjustment that the property has ample parking for both the principal unit and DADU.
- When the creation of an DADU requires an addition to or modification of the exterior of the existing detached structure, or the creation of a new detached structure, the design and details to be used shall be aesthetically compatible with and maintain an aesthetic continuity with the principal dwelling unit as a single-family dwelling.
- An addition to or exterior modification of an existing detached structure shall be designed to match within reason the architectural style, detail, and materials of the existing structure.
- When constructing a new detached structure to accommodate an DADU, the exterior design may either reflect the architectural style, detail, and materials of the existing single family structure, or it may reflect the architectural style, details and materials that are commonly found in detached accessory structures associated with a single family dwelling, such as a barn, or a garage with apartment over.
- The owner of the property shall occupy either the principal dwelling unit or the detached accessory dwelling unit as their “Principal Place of Residence.” Whichever dwelling unit is not the property owner’s principal place of residence may be rented to a person(s) unrelated to the property owner
- The owner shall demonstrate to the Select Board that one of the units is his or her “Principal Place of Residence” prior to issuance of a Building Permit by the Select Board for the accessory dwelling unit.
- The term “Principal Place of Residence” for purposes of determining owner occupancy shall mean the location where the property owner is domiciled and has a place of abode, and the location where the property owner has, through all of his or her actions, demonstrated a current intent to designate said residence as his or her principal place of physical presence.
Such an intent on the part of the property owner is evidenced by, among other things, his or her voter’s registration, vehicle registration, driver’s license, or the placement of his or her children in local public schools.
Any temporary lapse of owner occupancy in the primary residence caused by the death of a property owner shall be permitted for a period not to exceed 1 year.
- The property owner shall submit to the Select Board a signed and notarized “memorandum of adequate notice”, to be recorded at the registry of deeds at the applicant’s expense.
- The notice shall identify the property on which the detached accessory dwelling unit is located by source deed, and serve as a notice to successor owners that the accessory dwelling unit is subject to the provisions of this section of the zoning ordinance, and that owner occupancy of one of the two units is required by this subsection. This notice shall be recorded upon issuance of a Building Permit.
- If the owner of the property is a trust, the term “property owner” shall mean the creator or beneficiary of the trust. If the owner of the property is a corporation, the term “property owner” shall mean the principal stockholder.
Under Section XVII, P. Add after “A one or two family dwelling will share the same foundation per lot.”
Effective June 1, 2017 Attached Dwelling Units are to comply with RSA 674:71 – RSA 674:72
Legal education – the Board decide that the Ruggiero decision brought up many questions about what Planning and Zoning Boards could and couldn’t do. But since the Ruggiero case is still under appeal, it cannot specifically be discussed by the Board. But there are some general questions that can be. The group expressed the desire to have Mr. Jeremy Hockensmith, the town’s attorney, come to a workshop with the Boards and answer some questions the Planning Board will prepare about gray areas. This questions to be discussed will be decided at the regular meeting. Mr. Hockensmith will hold the workshop at a regular Planning Board workshop time.
Respectfully submitted, Marilou Blaine