Zoning Board of Adjustment
Town of Walpole
Wednesday, September 20, 2017
Present: Board Members: Chair Myra Mansouri, Vice-Chair Jan Galloway Leclerc, Mary Therese Lester, Judy Trow, Tom Murray. Alternates: Pauline Barnes. Ernie Vose.
Recording: Marilou Blaine. These minutes are unapproved and will be reviewed at the November October meeting for corrections, additions and/or omissions.
Roll Call: Ms. Mansouri called the meeting to order at 7:30 pm. There were five board members present so an alternate was not needed to fill in.
Minutes: Corrections to the minutes are as follows: page 2 paragraph 2, third line – built should be build; page 1, last paragraph, last sentence – was should be changed to were. Ms. Trow made a motion to accept the minutes as amended. Ms. Lester seconded the motion and the Board vote to approve.
Paula Burdick: new driveway Elm Street
Ms. Paula Burdick said she was not coming to the meeting tonight because she had resolved the design of her driveway on Elm Street.
Signage: Bruce Bergeron, representing Irving Oil, new sign at Jakes Market
Raynie Laware and Karen Tyler were representing Jakes Market and Deli, 51 Main Street. The land is owned by the Walpole Foundation and Ms. Tyler and Ms. Laware were representing the Foundation. The applicant is Rob Hunt.
The Board had a picture of the sign. Ms. Laware explained that the sign was two-square feet smaller than the previous sign. The sign is free-standing. The existing pole will remain, the existing coroplast sign at the bottom will be removed as will the existing price sign. A digital LED sign will replace the price sign and become part of the Irving sign. Ms. Laware said it will not be as bright as the one now.
There were questions whether the lighted portion of the sign will be dimmed or go off. Ms. Laware said the price sign will go on when the store opens at 6 am and go off when it closes at 8 pm. The pumps will not operate when the store is closed.
A couple of Board members wanted to know how bright the price sign will be. Ms. Laware did not know but said she would let the secretary know and the secretary would let the Board know.
Mr. Vose said it is a better situation. Ms. Lester liked the sign also. Mr. Murray said this sign is cleaner, more clearer and less cluttered.
Mr. Murray made a motion to accept the sign as presented and on the condition the Board approves the wattage. Ms. Trow seconded the motion and it was approved by the rest of the Board.
Bob Mandich, 33 Prospect Hill – home business
Mr. Bob Mandich came before the Board to discuss a home business. The business is called “From the Heart” and it is to provided home care for people who need it. The services that are supplied will be mostly paid for by the state, he said. It include transportation to medical appointments and someone to come in and help. Everyone who gives a service will be bonded, trained and vetted.
The home office is in Residential B. Mr. Mandich who will be the only employee. His brother and sister own businesses of the same name in three cities in Pennsylvania. He said the state needs a letter from the Zoning Board stating a home office is permitted in this district. Zoning Ordinance Article V, Part B 3 says, “Residences may be used to house such customary uses by the owner or tenant as offices for doctors, lawyers, real estate and insurance, or other recognized professions or such home occupations a hair dressing or dress-making, except that the number of person employed at any one location shall not number more that two persons in addition to the owner or tenant. Adequate off-street parking shall be provided on the premises.” Since Mandich is the sole employee, parking was not an issue.
The Board acknowledged that his business fit this description and the secretary will write a letter to the state.
Executive session – minutes
The Board got a copy of the Executive Session minutes for August 16, 2017. Mr. Vose made a motion to accept the minutes and seal them. The motion was seconded by Ms. Leclerc and approved by the Board.
Gravel Pit Inspections
Everyone turned in their gravel pit inspection forms. Ms. Mansouri and Ms. Trow inspected the two Hodgkins pits and Ms. Trow said everything was in order.
Ms. Leclerc and Mr. Murray inspected the Tim Graves Gravel pit on Wentworth Road and the Sawyer Gravel pit, which is grandfathered. Ms. Lester and Mr. Vose inspected Cold River and Whipple Hill. Ms. Lester that Cold River had enough base that they would be taking stuff out of there for the next 20 years.
The reports will be copied and sent to each owner with a letter saying that the gravel pit has had its yearly inspection.
Corrections to last month’s minutes about Carmody property, 6 Ames Lane
There are still questions about whether the Carmody property is Residential B or commercial. The Town map indicates it is residential and included in the property in the Dearborn Circle neighborhood. The tax map says it is commercial. The secretary will look up the Walpole Report of 2008 to see whether the Carmody property was part of the land voted Residential B at the March 2007 vote.
2018 Planning and Land use Regulation Manual
It was decided that the secretary will order two manuals – one for the new alternate Pauline Barnes and one for the Zoning Board office.
Obsolete Ordinances: Ms. Barnes brought up the fact that one of the ordinances about signs is obsolete. It is the one about neon signs, which no longer were being made. What does the ZBA do about “horse and buggy” type ordinances.
She also brought up the question about wattage of LED signs. What’s the norm? What makes a LED sign too bright that it might interfere with a neighbor?
The secretary will contact the Southwestern Regional Planning Commission and see if the organization had information on LED lighting.