Walpole Planning Board
March 13, 2018
Chair Jeff Miller, Co-chair Robert Miller, James Aldrich Secretary, Jason Perron, Dennis
Marcom, Jeff White, Cheryl Mayberry, Selectboard Representative. Alternate: Joanna Andros. Absent:
Marilou Blaine. These minutes are unapproved and will be reviewed at the April 2018
meeting for corrections, additions and/or omissions.
Mr. J. Miller called the meeting to order at 7 pm. There were five board members present so
no one was needed to fill in.
Mr. Marcom made a correction to the last paragraph Rack It Up. The first sentence should
say received bike racks not bikes. Mr. R. Miller made a motion to accept the minutes as corrected. Mr.
Marcom seconded the motion and the motion carried.
Request for a Recommendation for a Special Exception.:
Kim Mastrianni – president of Walpole Co-op – wants to covert a chicken coop, previously used by
Hubbard on Bensonwood property for a store for the Co-op. Map 12, Lot 4-2 rural/ag and 4-3 for
Mr. J. Miller explained the procedure. He asked Ms. Mastrianni if she had gone before the Zoning
Board for a Special Exception. Mrs. Mastrianni replied in the affirmative. Part of the criteria for getting a Special Exception is that the applicant needs a nonbinding recommendation from the Planning Board,
Mr. J. Miller said. However, the recommendation cannot be granted until there is a Public Hearing.
Ms. Mastrianni has a Public Hearing scheduled for next week with the Zoning Board, but she must
also have a Public Hearing for the recommendation from the Planning Board. Zoning Board vice-chair
Jan Leclerc said the Zoning Board can’t make a decision until it gets a recommendation from the
Planning Board. The Zoning Board doesn’t get to hear the Planning Board wisdom on the matter. Mr.
Miller said the Zoning Board could make it contingent up the decision of the Planning Board.
It’s not really that clear who holds the Public Hearing first and if there are time restraints there could be
a joint Public Hearing. But history of joint hearings, Mr. Miller said, has not been good. If it’s on a
Planning Board meeting date, not many Zoning Board members show up. If it’s a Zoning Board
meeting date, not many Planning Board members show up.
Mr. J. Miller said after Ms. Mastrianni has a recommendation, she also needs a site plan review
hearing. Ms. Mastrianni asked what kinds of things does she need for a site plan.
Mr. J. Miller listed elevation of the building, a lighting plan, a storm drainage plan, a landscaping plan,
state highway department traffic permission because there will be increased traffic, time of operation,
etc. She also needs recommendations from the fire chief about the building being sprinkled, police
chief and Mark Houghton, who is in charge of water and sewer. She must also include information
about the parking lot – how many cars, etc.
Ms. Mastrianni said the Co-op intends to use the same building because it the right size and the right
Mr. J. Miller asked when would she start construction. Ms. Mastrianni said she needs to get approval
to use the building first, then get approval from the Zoning Board so we can ask our members and
have a campaign to get funding for building. Monadnock Development Corp. is going to help.
Ms. Mastrianni requested a Public Hearing for a recommendation in April and a Public Hearing for a
site plan in May. A motion was made to hold a hearing next month for the recommendation. It was
seconded and the motion carried. Next week, on Wednesday there is a Public Hearing with the ZBA
for the Special Exception.
Request for a Public Hearing for a 2-lot subdivision on Kingsbury Road.
Mr. Dave Edkins is the agent representing James and Margaret Charbonneau, who own land live at 170 Kingsbury Road, Map 8, Lot 120-1. They wish to divide the property into two parcels. One parcel, lot Map 8, 120-1, would be 5.92 acres with a road frontage of 359 feet. Lot two, Map 8, 120-3, will be 5.06 acres with road frontage of 202 feet.
Both lots are now in current use. Lot 120-1 will remain in current use. Lot 120-3 will be taken out of
current use and used for a single family home.
Mr. Aldrich said that at 5.92 acres, Lot 120-1 is not large enough for current use. Mr. Edkins responded that there was adjacent property. There are no buildings on either property.
Mr. R.Miller asked about a foundation on the map. Mr. Charbonneau said it was previously a barn that burned down several years ago.
Mr. Edkins requested a Public Hearing for next month. Mr. Aldrich made a motion to have the Public
Hearing in April. Mr. Marcom seconded the motion and the motion carried.
Donation of Land:
Mr. Donald Rounds Jr. owns a piece of land that borders the Cold River, Map and Lot# 026-033-000. It is a long and thin lot with a high amount of river and road frontage. He wondered if he could donate this piece to the Town. The 1.2- acre parcel is in the flood plain and is unbuildable.
Lane Construction owns the lots above and below this property, running along the river bank.
There was some discussion about where exactly this piece of land was. Then Mr. Miller asked
Selectboard Representative Cheryl Mayberry if the Selectboard had discussed this donation. Ms.
Mayberry said that it hadn’t come up yet. The Board decided to wait to see what the Selectboard does.
Mr. Aldrich made a motion to adjourn. Mr. Marcom seconded the motion and the motion carried.
Master Plan: Population, Natural Features, Land Analysis.