Planning Board Meeting Minutes – 8/13/19


Presiding Members: Chair Jeffrey Miller, Secretary James Aldrich, Jason Perron, Jeff Harrington, Jeff White, Selectboard Representative Steve Dalessio. Alternates: Jeff Colley, Joanna Andros. Absent: Vice-chair Dennis Marcom. Mr. Marcom came in a couple of minutes late


Recording: Marilou Blaine. These minutes are unapproved and will be reviewed at the September 2019 meeting for corrections, additions and/or omissions. 


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


Roll Call: Mr. Miller asked Alternate Jeff Colley to fill in for absent Board member Mr. Marcom. Mr. Marcom arrived a few minutes later and Mr. Colley stepped down. 


Minutes: Mr. Perron made a motion to approve the July minutes. Mr. Harrington seconded the motion and the motion carried.


Old Business:

Public Hearing: amended site plan for Phase II of Abenaki Springs, TX Map 13, Lot 13-4, 17 Avery Lane, build a 1,056 square-foot office and maintenance building.


Jack Franks, general contractor of Abenaki Springs Phase II, introduced himself and Architect Tim Sampson. Mr. Sampson addressed some of the questions about lighting and heating brought up at the previous meeting in July. He pointed out that the 100-gallon propane tank on the south side of the building and the two light fixtures that were added to the drawing. The building will have two offices, a conference room, an ADA approved bathroom and space for storage and maintenance equipment. The building is wood frame with cedar shakes.


Mr. Dalessio asked about approval of the building from the fire department. He was concerned that someone could back into the propane tank. Mr. Franks said that the walking space where the propane tank would be located was only three feet wide, below grade and filled with crushed granite. There is no way anyone could back into that propane tank, he said. Mr. Dalessio said all site plans need approval from the fire department. Egress is always a question.


There being no further questions from the Board or the public, the Public Hearing was closed. 


Public Hearing Decision: At the end of the Planning Board meeting, the Board discussed this project. A motion was made by Mr. Marcom to approve the amended site plan with the conditions that it have a letter of approval from the police and fire departments and add the new building to the building permit. The motion was seconded. Six Board members voted to approve the amended plan with one condition. Mr. Aldrich voted no on the site plan. 


Dollar General: Gary Eucalitto from Harwington, CT introduced himself.  Mr. Eucalitto is the landlord of the building under construction at the site next to Tractor Supply on the corner of Red Barn Lane and Main Street. A Dollar General store is being built on the site. Mr. Eucalitto said nothing has changed on the site plan except he may run some stone on all four sides and he may change to vinyl siding. 


Mr. Dalessio said that when the site plan was previously discussed, the Board had asked if a peak could be added to the front entrance of the building similar to the one at Tractor Supply, but your building is going up so fast. Mr. Eucalitto said there is about a 60-day turnaround. Mr. Miller reminded him of the landscaping that was on the site plan – the trees and shrubs. Mr. Eucalitto said his project manager is in charge of that. 

Mr. Eucalitto said he’s built stores in rural areas and small towns before. The company focuses on the local. It sells bread, butter, milk. People stop on their way home from work to pick up something. It’s a Dollar store that doesn’t sell things for a dollar. Its main competitors are Walmart, Cumberland farms ans Target. 

Mr. Marcom said that his comments are not a position of the Planning Board but Walpole is a little town and there is concern from the townspeople that Dollar General will put some local businesses out of business. Mr. Eucalitto said Dollar General has been in a lot of little towns and it hasn’t affected other businesses in those towns. 


Mr. Eric Merklein said the town was promised other businesses would go in that space – a beautiful office building, an ice cream spot for the kids. A lot of people are furious with what’s going on up there. What you could do to make it more palatable and attractive to some townspeople is to add tall greenery and year-round plants.


New Business:

Request for a Public Hearing: Caribou Realty LLC, Old Keene Road, Boundary Line Adjustment – Tax Map 18, Lots 18 and 19, Residential B.


Lot 18 is owned by Griffin Sivret and Andrea Vickers-Sivret and Lot No. 19 is owned by Caribou Realty LLC. Lot No. 10 is taking a strip of land from Lot No. 18. The first 50 feet is 12 feet wide and the remainder of the line bumps out to 15 feet wide. There is a shed on Lot No. 18. That shed encroaches on the side yard setback of 20 feet. As proposed the shed will be 7 feet from the new property line. Caribou Realty LLC has an application into the Zoning Board to ask for a variance to Article V Subsection C-2 of the Zoning Ordinances (side yard setback).


Mr. Miller said if there were timing issue, one of the owners could have shown up to request the Public Hearing. The Board decided that Caribou Realty LLC should get the variance from the Zoning Board before it has a Public Hearing on their request for a boundary line adjustment from the Planning Board.


Request for a Public Hearing, Boundary Line Adjustment -Sam McNeil Talmadge and Eloise Carriere.

The property is at 211 North Road, two lots on the east side of the road. Tax Map 10, Lots 24-2 and 24-2-1. Currently parcel 24-2-1 is a 7-acre parcel. They are proposing taking one acre from that parcel and adding it back to parcel 24-2 making 24-2-1 a 6-acre lot.


Mr. Marcom made a motion to have a Public Hearing in August for this Boundary Line Adjustment. The motion was seconded by Mr. White and the motion carried.


Rules of Procedure – It was decided that additions, deletions and corrections to the Rules of Procedure will be done at the regular September Planning Board meeting. The secretary will send a Word document of the Rules of Procedure to all Board members.


Master Plan – Ms. Lisa Murphy will be at the September workshop, September 24, to continue working with the Board on the Transportation and Population section of the Master Plan.


Mr. Aldrich made a motion to adjourn. The motion was seconded and it carried.


Respectfully submitted,

Marilou Blaine



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