Category Archives: PLANNING BOARD

Planning Board workshop Minutes – 9/26/17

Walpole Planning Board

Workshop Session

September 26, 2017

Town Hall

 

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.

 

DREWSVILLE VILLAGE

 

Check with state to keep a 35 mph speed consistent from the cemetery through the village.

 

September 2017

 

 

            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:

  1. Residential District Type A minimum lot area shall be 80,000 square feet
  2. Residential District Type B minimum lot area shall be 50,000 square feet
  3. Rural/Agricultural minimum lot area shall be 80,000 square feet
  4. 4.Timberland  not permitted                                                  
  1. 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.
  1. No more than Three (3) bedrooms may be permitted in a Detached Accessory Dwelling Unit.
  2. Detached Accessory Dwelling Unit must be within 150 feet of the principal dwelling unit.
  3. 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.)
  4. No conversions to condominiums and must remain in common ownership.

 

  1. The Detached Accessory Dwelling Unit may be within separate detached building on the     property (such as a garage or barn).        
  1. 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:.
    1. the state building code
    2. applicable sections of the state fire code
    3. the standards for maximum occupancy per bedroom consistent with policy adopted by the United States Department of Housing and Urban Development
    4. only one DADU per lot
    5. Must comply with town ordinances and regulations.

 

  1. 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.
  2. 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.
  3. 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.

 

  1. 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.
  2. 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.                           
  3. 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
  4. 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.
  5. 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.

  1. 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.
  2. 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.
  3. 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

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

Planning Board Meeting Minutes – 8/8/17

Town of Walpole

Planning Board Minutes

August 8, 2017

7 pm

 

 

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

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

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

Roll Call: Because a couple of Board members were absent, alternates Mr. Potter and Ms. Andros were needed to fill in.

Minutes: Mr. Aldrich made a motion to approve the minutes of the regular Planning Board’s July meeting, as well as the July workshop meeting, as written. The motion was seconded  and approved by the Board.

 

New Business:

Yohbel Brosseau, manager Commonwealth Construction in North Walpole.

Mr. R. Miller said that the Board asked him to appear because some Board members had noticed changes at the North Walpole site that were not originally proposed in 2015 when the Planning Board approved his site plan. There is a second new building going up in back, and a new building has replaced the one that was going to be used as a warehouse. There is no record nor did Mr. R. Miller recall Mr. Brosseau ever coming back to the Planning Board to modify his original proposal. Mr. R. Miller asked if he would like to explain what has happened on the site.

Mr. Brosseau said that when they investigated the original structure for the warehouse, he realized they couldn’t proceed with the construction and that that building couldn’t really serve its original purpose. So, he said, the decision was made to take that down and putting up a building that has a similar footprint for the same exact purpose for which it was proposed.

Mr. R. Miller said what should have happened is that he should have come back to the Board and told them of his new plans to modify the proposed plans. He read from the Walpole Site Plan regulations, Section VI Procedures, Part C.

“If at any time before or during the construction of the Site Plan, unforeseen conditions make it necessary or desirable for the applicant to modify the location or design of any of the required work or previously submitted plans, the Planning Board may, after a duly noticed Public Hearing with notice to abuttters and general public, authorize such modifications providing such modifications comply with all regulations and requirements of the Site Plan Review Regulation.”

Technically, Mr. R. Miller said, that should have happened on your end. You should have come back to the Board.

Ms. Mayberry asked what Mr. Brosseau should do now. Is the Board requesting a revised site plan to show the changes that have been made?  She asked.

Mr. Miller said that would be appropriate.

Ms. Mayberry said that means any changes that vary or deviate from the original request should be noted in the revised site plan application. Mr. Aldrich noted that It would require a Public Hearing. Mr. Aldrich made a motion to set up a public hearing for next month. It was seconded and approved.

 

Doug Palmer – storage facility project on commercial land behind Ocean State Job Lot in Ames Plaza requested information on how to proceed.

Mr. Palmer said he was interested in purchasing property next to his current business to put in storage units. He didn’t own the property but before he purchased the property he wanted to know if the plan was possible. The land is owned by William Carmody.

Mr. R. Miller said his thoughts were that the project wasn’t listed under permitted uses for a commercial zone, it would need a special exception from the Zoning Board.

Mr. R. Miller read from the Uses Permitted in a Commercial Zone from the Walpole Zoning Ordinances, Article VI, B.

  1. Any use permitted in Residential District Type B under the same provisions as apply to residences in said district.
  2. Lodging houses, hotels, motels, inn and tourist cabins including such retail businesses within these building as is conducted for the convenience of the guest herein.
  3. Shops, restaurants and other retail buildings not exceeding 40,000 square feet in gross floor area.
  4. Theaters, halls, clubs and amusement centers.
  5. Greenhouse and florist shops.
  6. Undertaking establishments.
  7. Business and professional offices and banks.
  8. Multi-family dwellings subject to the following conditions.

Mr. Palmer asked what was the proper procedure. Mr. R. Miller said to meet with the Zoning Board.

Some one asked where the land was. Mr. Palmer next to his shop on Upper Walpole Road – an email business that sells sports equipment – that located at the rear entrance to Ames Plaza. The property in question adjoins his land.

Mr.  Miller said once you purchase property, not less 30 percent of the total parcel must be in green space. The Board would also like to see some prints of your proposal, in color if possible. Mr. Palmer asked if two-scale drawings with pictures of the storage unit in color would be admissible. Mr. Miller said yes.

Mr. Aldrich asked how many storage units he intended to have. Mr. Palmer said between 35 and 40 units.

Mr. Miller wanted to know the size of the parcel of land. Mr. Carmody said .6 acres. Mr. Miller said when he came back he should also have plans for lights, a landscape plan, and any control of water roll off, considering it is on a hill.

Ms. Myra Mansouri, chair of the Zoning Board, said since he doesn’t own the property, the property owner has to come to the Zoning Board to get a Special Exception. Mr. Palmer asked if the Special Exception would transfer to the owner. Ms. Mansouri said yes. Mr. Palmer asked to be put on the ZBA agenda.

 

Mr. Jed West, representing Bernardo Associates, requested a Public Hearing next month for a lot line adjustment for Glenn Madden to sell 10 acres to Trebor properties in the rural/agricultural zone.

Mr. Aldrich made a motion to hold the hearing in September. The motion was seconded by Mr. Potter and the Board approved the motion.

 

Complete Streets Workshop. Some suggestions to be sent to the Selectboard for review and comment. Which suggestions do you want to keep? Would you like to meet with the Selectboard or have them comment on each suggestion?

Mr. Miller suggested this topic be postponed until next month because not all of the notes were present.

The notes were a combination of suggestions at the July Workshop and ones that Ms. Mari Brunner of Southwest Community Planning Commission put together from the various workshop held since January. Ms. Mayberry was also waiting for another document about streets in rural areas from Ms. Brunner.

Mr. Ray Boas asked if there will be a chance for the public to have input. Mr. Miller said yes. He added that there have been many, many workshops on the subject.

 

Mr. Aldrich made a motion to adjourn. Mr. Potter seconded the motion and it was approved by the Board.

 

Respectfully submitted,

Marilou Blaine

Planning Board Agenda – 8/8/17

WALPOLE PLANNING BOARD AGENDA

TOWN HALL

Tuesday, August 8, 2017

                        7 pm                           

 

Roll Call – Appointment of alternates if needed.

Minutes – Review minutes of the July meeting and workshop.

 

 

New Business:

 

Yohbel Brosseau, Commonwealth Construction in North Walpole. Commonwealth received a demolition permit from NW commissioners. Mr. Johm Foster said he saw the blueprints signed by the Planning Board for new construction.

Request for a Public hearing. Doug Palmer – storage facility project on commercial land behind Shaw’s.

Complete Streets Workshop. Some suggestions to be sent to the Selectboard for review and comment. Which suggestions do you want to keep? Would you like to meet with the Selectboard or have them comment on each suggestion?

 

 

Next meeting Tuesday, Sept. 12,  2017

No workshop this month.

Walpole, NH Complete Streets Recommendations

If you do your “homework” here on the Walpolean, you have been hearing a lot about the Complete Streets.  Here is the report of recommendations from SRPC to the Planning Board. – Lil

Note:  The recommendations listed below were developed by the  with input from Southwest Region Planning Commission staff and Walpole Police Chief Mike Paquette.

  1. VILLAGE OF WALPOLE
    1. Speeds: The speed limit, which is 25 mph, should be clearly marked and enforced. Consider installing a speed limit sign on South St. as drivers enter the village and another sign on Main St. near Mascoma Bank.
    2. Crosswalks:  There should be more crosswalks in the village to make it easier for pedestrians to get around.  Recommended locations for crosswalks include near Jake’s/Mascoma Bank (across Main St.) and at the intersection of South Street and Main Street (across South St. to connect sidewalk on Main St. to sidewalk on Old Keene Road).  Crosswalks should be combined with signs that say “Pedestrian Crossing Ahead,” signs in the crosswalk that say “State Law: Yield to Pedestrian in Crosswalk,” and/or painted markings that say “Yield to Pedestrian.”
    3. Walkway/sidewalk near Jake’s and Mascoma Bank: The painted walkway on the northwest corner of the Westminster St./Main St. intersection, should be maintained regularly with fresh paint to ensure the walkway is visible to motorists.  In the long term, part or all of this walkway should be converted to a sidewalk.
    4. 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 angled parking spaces.
    5. Fountain on Westminster St.: Consider adding roadway markings and signage to clarify how motorists should navigate around the fountain in the intersection of Westminster St. and Main St.
    6. Middle St.: Consider removing parking on one side of Middle Street to improve safety & ease for two-way traffic.
    7. Elm Street near Town Hall: Consider changing Elm Street to a one-way street, or changing the on-street parking to not be angled.
    8. AREAS NEAR THE SCHOOL
      1. Main St. connection from school to Walpole Village: Consider traffic calming, adding sharrows and/or a bike lane for students that bicycle, 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.
      2. 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 locations.
      3. NORTH WALPOLE VILLAGE
        1. Crosswalk on River St./Route 12: Consider working with the New Hampshire Department of Transportation (NHDOT) to install a pedestrian crosswalk near the Stateline Grocery where the sidewalk ends on one side of the road and continues on the other side of the road.  In addition, consider placing crosswalks
        2. Lighting on Arch Bridge: Consider maintaining lighting on Arch Bridge for pedestrian and driver safety.
        3. 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 the School Bus company to change the location of the bus stop, improve the fence to block children from crossing at this location, creating a pedestrian tunnel, and/or working with the police dept. to identify other strategies to address the situation.
  1. DREWSVILLE VILLAGE
    1. Traffic Calming on Whitcomb Rd.: Work with the NHDOT to implement traffic calming strategies to slow drivers as they enter Drewsville Village.  Strategies could include, but are not limited, to narrowing the travel lanes by moving the fog lines in and more clearly defining the edge of the travel lane throughout the village.

Planning Board Workshop Meeting – 7/25/17

Town of Walpole

 Planning Board Workshop Minutes

July 25, 2017

7 pm

 

Present: Robert Miller, Vice-Chair, Dennis Marcom, Cheryl Mayberry, Selectboard Representative, Alternate: Joanna Andros, Mari Brunner, planner with Southwest Regional Planning Commission, Ali Gilleran, an intern at SWRPC.

The purpose of this meeting was to come up with several recommendations to present to the Selectboard. Mr. Miller reminded everyone at the meeting that these were only recommendations and the Planning Board had no power to implement them.

 

Here are some of the suggestions:

Crosswalk at the library: Paint picture of person walking with the words YIELD. Also add signage about state law of pedestrians in the crosswalk.

Slow traffic coming into the Village: Sharrows in the road closer to the village near Dave and Ellen Adams home. Another 25 mph sign.

Put back sidewalk around Jake’s Variety Store: It is believed that Sandri removed the sidewalk when they did modifications to fuel tank. Sidewalk should be 5 feet at Sandri’s expense.

Sidewalk around Mascoma Bank.

Signage at Hooper Institute to Be Aware of pedestrians crossing.

Middle Street: Consider parking one side only.

Make Elm Street a one-way street.

Keep arrows on the road around the fountain permanent.

Educate students walking to and from the school about walking in the road. The first responsibility of this safety feature should come from the parents. Maybe a notice from the school should be sent home. Another possiblity is the principal points out the dangers in a school meeting. A third approach  is to have someone from the police department talk about safety while walking to school.

Signage at Mill Pond about pedestrians.

Crosswalk at South Street going from Main Street to sidewalk on Old Keene Road.

Drewsville – line painted in front of the store should be painted yearly because road edge disappears as you come around the curve due to cars going in and out of store’s parking lot. Perhaps someone from the store could do this when the white line disappears.

North Walpole – changes on Church Street must have state approval. Add a crosswalk at Stateline Beverage store.

Something to consider long term – Sidewalk from the school to Agway.

 

This list will be discussed at the next Planning Board meeting to get input from Board members who could not make the meeting. It will then go to the Selectboard and the Planning Board would like the Selectboard to respond to the Planning Board by saying if the Board is going to follow through on each item and, if not, why.

 

Planning Board Meeting Minutes – 7/11/17

Town of Walpole

Planning Board Minutes 

July 11, 2017

7 pm

 

 

Presiding: Jeff Miller, Chair, Robert Miller, Vice-Chair, James Aldrich, Secretary, Dennis Marcom, Jason Perron, Jeff White. Alternate: Ed Potter. Absent: Cheryl Mayberry, Selectboard Representative, alternate Joanna Andros.

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

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

Roll Call: A full Board was present so an alternate was not needed to fill in.

 

Minutes: Mr. Aldrich made a motion to approve the minutes of the regular Planning Board’s June meeting, as well as the June workshop meeting, as written. The motion was seconded by Mr. R. Miller and approved by the Board.

 

New Business:

Jack Franks – Avanru – Mr. Franks postponed his visit with the Planning Board until next month. The building that he will be discussing at the next meeting is the building behind the pumping station. On the map it is designated as the Food Co-op and is 28,400 square feet. He will be bringing in elevations of the building.

Mr. J. Miller said that the Planning Board was interested in an update of the property. Mr. Franks is going to explain his plans for the building.

 

Commonwealth Construction in North WalpoleMr. Miller said the Board talked about Commonwealth at our last meeting. We thought the building was larger than site plan, but after looking at the design plans, determined it wasn’t. The Selectmen now were concerned with the water and sewer hookups. The valve and junction were larger than they thought.

The August 2015 minutes say, “Mr. Miller continued to ask if there was anything unusual about the waste. Mr. Brosseau said as far as the sewage was concerned it was cleaner than what comes from most people’s homes.” Mr. Miller said he thought any problems had been resolved.

But it was noticed by a couple of Board members that two of the buildings on the original map had been removed and it appeared that footings had been poured for new construction. Mr. Aldrich said it looks to me as if they’ve gone overboard. Later in the meeting he added there are footings for a building that could be as big or bigger than the one they’ve just built.

Mr. Marcom said, “The plans were to renovate the warehouse. The question is if they’re following the plan.”

“It was supposed to be joined,” Mr. Perron said. “Those buildings are gone.”

The question goes back to the L-shaped building, Mr. R. Miller said. There was supposed to be selective demolition. Mr. Aldrich said they tore those right off.

Mr. J. Miller read from the July 2015 minutes. “the plans were to renovate an existing open L-shaped structure into a heated and unheated warehouse space. The building would be closed in. Phase two is the erection of a pre-engineered single-story metal building approximately 7,000 square feet for production space, office and support space….”

Mr. J. Miller suggested a letter be sent to Commonwealth to invite Mr. Brosseau to the next meeting. Mr. Perron asked if the Planning Board should write the letter or if the letter should come from the Selectmen.

Mr. J. Miller said it should come from us first. The letter should say that several Planning Board members brought the matter up at the July meeting and the plans do not reflect what was presented to the Board at the site plan hearing and pre-hearing. We would like to invite you to our next meeting to find out what you are doing.

Mr. Perron said, “We reviewed the site plan and we approved it and then the Selectmen gave a building permit. We don’t go out and do something if the plans aren’t adhered to. We go to the Selectmen. We can’t enforce.”

Mr. J. Miller said that the Board doesn’t know where he got the permit. It could have been Walpole or North Walpole. The Board ought to find out what he’s doing. If there’s a problem, then the Board can correct it. The Board has some questions about the site plan he presented. The Board has some questions.

Mr. R. Miller said, “What they presented and what we approved, seems to be different than what’s going on there.” They should respond to that.

Mr. J. Miller read the minutes from August 11, 2015 when Mr. Yobhel Brosseau, manager of Commonwealth Construction explained what he wanted to do at the North Walpole site – construct “a pre-engineered single-story metal building for the manufacture of USDA certified organic person care products. He added that there will be no changes to the site. Everything stays within the existing fence, he said. There will be no changes to the site – egress, water runoff, etc. There will be new utility hook-ups.”

And the last paragraph says, “In the conversion of the building to a warehouse, what do you see in the scope of work, asked Mr. Perron. Mr. Brosseau said exterior walls need to be filled in, open doors need to be filled in, and a new roof. …. The front portion of the warehouse will be heated and the rest will not be heated.”

 

The plans have changed but we don’t have that authority to do anything about it, Mr. Perron said.

Mr. J. Miller answered that the Board just wants to know what is going on. “If the explanation is not satisfactory and there’s a problem, we give it to the Selectboard. But there could be a very simple explanation.”

What they presented and what we approved is different, Mr. R. Miller said.

Mr. J. Miller asked the secretary to write a letter asking Mr. Brosseau to come to the next Planning Board meeting in August to explain what the company’s plans are. Mr. Perron suggested the Board send a copy of the letter to the Selectboard.

 

Complete Streets Workshop, July 25, 2017 – Please read over the Draft Walpole Complete Streets Planning and Design Guidelines and be prepared to make some recommendations. Also, check some of the discussion on trouble spots in the June workshop minutes. While the Planning Board has no jurisdiction to make any changes, the Board can make recommendations to the Selectboard.

 

The Board also decided that there will be no workshop meeting in August.

 

DADU revisions – The town’s attorney, Mr. Jeremy Hockensmith, had some suggestions about the language used in to the warrant article that addressed accessory dwelling units and detached accessory dwelling units and was approved by voters at the March 2017 meeting.. Mr. Hockensmith suggested that:

​- the terms for these units be defined.

​- the DADU is limited to 900 square feet of “living space” but the ordinances requires a ​maximum for a building’s square footage, either interior or exterior

– ​it should be stated that the DADU and ADU comply with all Town ordinances and ​regulations.

– ​there be only one DADU per lot.

​- the DADU could not be converted to a condominium.

– ​there be a requirement that DADUs and ADUs and main dwelling must remain in common ​ownership.

Mr. J Miller and Ms. Myra Mansouri, Zoning Board of Adjustment chair, made some changes to the language concerning these items and the changes will be discussed at the September meeting. The Planning Board will have an opportunity to tweak the language if needed. The Board will get a copy of the changes before the meeting.

 

Respectfully submitted,

Marilou Blaine, Secretary

 

​3.

 

Next meeting Tuesday, Aug. 8, 2017