The Walpolean

Walpole Planning Board Workshop

Walpole Town Hall

Tuesday, August 25, 2020

Just a reminder that there’s a Planning Board workshop meeting on the second floor of the Town Hall on Tuesday, August 25, at 7 pm. We’ll be discussing the Draft copy of the Master Plan of the Transportation Section and the Implementation Plan.

Marilou Blaine

Secretary

Present: Chair Jeff Miller, Vice-Chair Dennis Marcom, Jason Perron, Jeff Harrington, Select Board Representative Steve Dalessio. Alternates: Joanna Andros, Jeff Colley. Absent: Chair Jeffrey White.

Recording: Marilou Blaine. These minutes are unapproved and will be reviewed at the August 2020 meeting for corrections, additions and/or omissions.

Meeting Opened: As the Congregational Church bells were ringing the hour, Mr. Miller called the meeting to order at 7 pm. He remarked that usually at this time, he would turn to Planning Board Clerk, Jim Aldrich, and ask if it was time to begin. Since we last met in March, Jim has passed away. Jim was an integral member of the Board. He loved the town of Walpole. He grew up here and spent his life here. He  was on the Planning Board for more than 10 years. He was well respected by the Board and by the community. Mr. Miller just wanted everyone to remember him. Jim is missed.

Roll Call: Alternate Jeff Colley agreed to fill in board member Jeff White.

Minutes: Mr. Marcom made one correction to the minutes. He asked if in the section about the Ruggiero Processing Facility, in the last paragraph that reads “Mr. Marcom said he will speak to the town lawyer,” Mr. Marcom added ‘regarding the process.’ Mr. Perron made a motion to approve the amended minutes. Mr. Harrington seconded the motion and the motion carried by a unanimous vote.

Elections of Officers: Mr. Harrington made a motion to elect Jeff Miller Chair, Dennis Marcom Vice-Chair and Jason Perron Clerk. The motion was seconded. Mr. Miller asked if there were any other nominations. There being none, the motion received a unanimous vote from the Board.

Old Business:

Public Hearing No. 1

Site Plan: Greg Gay. Mr. Gay proposes a 30-by-70-foot building at 8 Len-Tex Lane, North Walpole, Map 27, Lot 8-1, Industrial District. The building will have several offices, a bathroom and a room for inventory.

At the March meeting Mr. Gay made the above proposal and was told he had to come back to the Planning Board after he complied with three conditions: resubmit his new plans for approval from the North Walpole Commissioners and the North Walpole Fire Chief and add a second egress.

Mr. Gay brought a new floor plan to the meeting saying the building had minor changes. He passed out copies of the plan. Mr. Gay said the angle of the building was slightly changed, the driveway was different and access to the wheelchair ramp was now in the front of the building with entry on the side. The building design he presented to the Board was a 28-foot-by-46 foot office building with a 24-foot-by 28-parts room. There is an entry at the front of the building and an entry at the side of the building into a reception room. There are two offices, common space and a conference room and two bathrooms.

In regard to the new layout, Board members previously had received a letter from the North Walpole Commissioners approving the building in the Industrial District with the contingency that Mr. Gay get a “Variance for a Commercial Building in the Industrial Zone” from the North Walpole Zoning Board of Adjustment.

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The Board also recently received a letter that day from North Walpole Fire Chief William Crawford​ indicating he reviewed the proposed site at 8 Len-Tex Lane and wrote that “the Fire Department has no concerns to the building or property. We will have good access to all sides of the building in the event of an emergency, and our apparatus will have room to enter, park and move around,” he wrote.

Mr. Dalessio pointed out the Variance that the Commissioners said he needed. Mr. Gay said John Foster told him he had to get permission from the Planning Board before he went to the Zoning Board for a Variance. Mr. Miller said he didn’t see a problem with the new plan. He said Mr. Gay had done everything we’ve asked him to do. The proposal is pretty reasonable for that area. He thought if a motion was contingent on Mr. Gay getting the variance, it would be okay.

Mr. Charles Lennon, an abutter and owner of Len-Tex, asked what was happening with the building already on the property. Is it in commercial use now? he asked. Is that really manufacturing as you proposed? Mr. Gay said there is no manufacturing, but there is storage of vehicles. Mr. Lennon continued that he never sees anyone there. It doesn’t look like there is any manufacturing going on there.

Len-Tex, Mr. Lennon said, is concerned that the new building will be a residential building. The building Mr. Gay is proposing is not zoned for that district. Mr. Miller said if the building is non-conforming, he can get a variance for that and that’s what this discussion is about. The Village Commissioners are okay with the building, the fire department is okay with it. So Mr. Gay just has to get the paper work and approval done on the variance.

Mr. Perron said if it’s an ongoing issue that the building isn’t being used for manufacturing then that is a North Walpole Village issue. Mr. Miller said it’s all up to the North Walpole Commissioners and the North Walpole Zoning Board. Mr. Perron added that the Board is looking at a site plan for an office building. It’s up to North Walpole Commissioners to sort out the rest of it.

Mr. Dalessio asked if all the abutters have seen this. The secretary answered that abutters were notified, but it was back a few months when the application was submitted. Mr. Dalessio said this is the third generation of plans. Mr. Miller said that the plans may have changed a little bit, but the technical plans haven’t changed at all.

Mr. Marcom made a motion that the Site Plan be approved on the contingency that Mr. Gay get a variance for the building from the zoning board in North Walpole. Mr. Perron seconded the motion and the motion carried with a unanimous vote.

Site Plan, Walpole Creamery, 532 Main Street LLC, Map 12, Lot 14, Commercial District. Rob Kasper represented Walpole Creamery. The proposal is to add a 6-foot-by-75-foot covered boardwalk, repave and restripe the parking lot and replace flood lights with other lighting. He has received permission from NH DOT regarding the Route 12 frontage modification and DOT is in agreement with the proposed change reducing the entry from the south to 35 feet and to 50 feet on the north and providing parking after a planting area has been added along Route 12. Mr. Kasper received conditional approval from the Board in April to begin work.

Mr. Kasper was not at the meeting so a motion was made and seconded to table the Public Hearing until August. Mr. Kasper will be notified.

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Hubbard Farms: Site Plan for a new chicken house. Scott Hunter represented Hubbard Farms LLC. Mike Petrovick was the architect on both buildings. Hubbard Farms LLC proposes to replace two chicken houses totaling 23,730 square feet with one 386-foot long, 19,350 square-foot chicken house at Pomeroy Farm, North Road, Map 10, Lot 6, Rural/ag District. Hubbard Farms had received conditional approval in April from the Board to begin work. 

Hubbard Farms LLC: Proposed a site plan to add space at the Research and Development Hatchery at 38Upper Walpole Road. Map 12, Lot 57, Rural/ag District. Expansion of egg center, loading dock, garage and driveway.

Mr. Miller recused himself from participating at these two hearings and Joanna Andros took his place on the Board. Michael Petrovick distributed a drawing of the facility that highlighted the additions. He explained the hatchery map pointing out where the hatchery was and what the additions were: adding a garage for a transport van, adding storage in the egg center that would include a tray washer, dry storage, egg chiller and loading dock. Another loading dock would be added between the main building and the egg center. Also the driveway will be expanded so that truck traffic can occur on the property.

Mr. Colley asked about increase in traffic or odors that might occur. Mr. Hunter said there would be no odors. Truck traffic is only on Fridays when eggs are picked up. Usually the men are in and out of the building within 45 minutes, Mr. Hunter said. There’s an increase of one Friday during the month.

Mr. Miller closed this public hearing and opened a second one for a Hubbard Farms proposal on North Road.

Mr. Petrovick said Pomeroy Farm on North Road is an existing Hubbard facility. Previously two chicken houses — House 22 and House 26 – were removed. This new building will replace those houses as a single building and is 19,350 square feet but not as large as the two that were removed.

Mr. Marcom remembered that a year or so ago they were talking about adding five feet to the width of a chicken house. Mr. Hunter agreed and said that it the position of the industry now that five feet is added on both sides of a chicken house.

Mr. Miller closed the public hearing. Regarding the Upper Walpole Road Hatchery proposal: A motion was made and seconded to approved the site plan proposal for the hatchery. The motion carried with no one opposing it.

Pomeroy Lane proposal: Mr. Harrington made a motion to approve the building of the proposed chicken house. Mr. Perron seconded the motion. The motion carried with no one opposing the motion.

Walpole Creamery: Mr. Kasper came into the meeting. A motion was made and seconded to remove the tabled motion. The motion carried. Mr. Kasper’s hearing in April was delayed because of COVID-19, so he was given permission to start work on the project. Mr. Kasper said he has had difficulty getting a contractor to complete the work. He finally has an agreement with Bergeron Construction. Regarding DOT permit – he is all set with that and that work has been completed. There are no changes from the original plan. Ms. Andros asked about parking on Route 12. Mr. Kasper said that a barrier has been designed and parking will be behind the barrier. The flood lights will be removed and lighting will be under the boardwalk covering. Mr. Miller closed the public hearing.

Mr. Perron made a motion to approve the project as presented, Mr. Harrington seconded the motion and the motion carried with a unanimous vote.

Public Hearing No.5

Gorham – Route 12 – Subdivision. Joe DiBernardo represented David Gorham, 569 Main Street, Map 12,

Lot 22, Commercial District. One lot is 2 acres and the second lot is 7.27 acres.

Mr. DiBernardo said the property is the brick house north of Jiffy Mart and on the west side. The proposal is to subdivide the house with 2 acres and the field for farming, which is 7.27 acres. He is selling the field to John Janiszyn, owner of Pete’s Farmstand. The proposal meets the lot size and road frontage of 150 feet. It’s in the Commercial District. The lot retains right-of-way access to get to the field from the house lot. The state is not permitting any curb cutting off of Route 12, Mr. DiBernardo said. The land on the west side of the property is the rail trail.

The farm field is going into conservation with the Monadnock Conservancy, DiBernardo said. The lot with the house on it requires state septic approval.

Mr. Miller closed the hearing.  A motion was made to approve the proposal contingent on state approval for Lot 1 for a septic system. The motion was seconded and approved unanimously by the Board.

Request for a Public Hearings

Ruggiero Processing Facility LLC Site Plan. Industrial Park, Tax Map 1, Lot 10-1, Industrial District.

Tom Hanna represented Ruggiero Processing Facility LLC. Mr. Hanna is a lawyer with BCM Environmental Law. Mr. Hanna said the proposed site plan is to change the driveway placement into the facility, a new scale and a modular office to monitor the scale located in the Industrial Park. He said that the Zoning Board of Adjustment voted in June that Ruggiero does not need another Special Exception. He explained that the project was the same as he explained in March of this year.

He was at the meeting to drop off the application and request a public hearing. In March he gave a preliminary presentation for Ruggiero Processing Facility LLC to have these “relatively minor improvements” on the same 6.23 acres that was previously approved 10 years ago. In addition to the change in place to the driveway it’s the same driveway that was previously approved. There would be a scale and a  24-by-40-foot modular office building. In conjunction with the office there will be a well and a state approved septic system. Mr. Hanna had been to the ZBA June meeting and it was determine that a Special Exception was not required.

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Mr. Dalessio asked where the municipal solid waste was going. Mr. Hanna said it would go in the steel building on the property.

Mr. Marcom made a motion to approved the request for a public hearing for the site plan in August. Mr. Perron seconded the motion and the motion passed unanimously.

Request for a Public Hearing: Subdivision – Laura Madden, 74 Hayes Road, Tax Map 13, Lot 3 and 3-1. Lot 3 will be 30.22 acres with 323.71 feet of road frontage and 3.1 will be 22.71 acres with 200.0 feet of road frontage, Rural/ag District. Hayes Road is off of Valley Road. One portion of the Southeast boundary is a Class 6 Road. Mr. DiBernardo said Mrs. Madden wants to adjust the boundary on the smaller lot and sell the remaining lot to Cindy and Michael Hayes.

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A motion was made and seconded to have a Public Hearing in August. The motion carried.

Town of Walpole annex property on Main Street. Map 22, Lot 4 and 5-1, Residential B. Surveyor Mr. Joe DiBernardo presented the proposal.

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Mr. DiBernardo said the Town of Walpole is purchasing a slice of property that is now being used as a parking lot for the Recreation Center. It is north of the school and south of Hubbard Farm LLC office on Main Street. The property will be annexed to town property. It will be a Boundary Line Adjustment. The current owner is Fall Mountain School District. Mr. DiBernardo requested a public hearing for August.

Mr. Marcom made a motion to hold a hearing in August for a Boundary Line Adjustment. Mr. Harrington seconded the motion and the motion carried unanimously.

Request for a Public Hearing: Subdivision. Matt McGuirk for his grandmother, Elisse McGuirk, 167 Valley Road, Tax Map 13, Lot 15, rural/ag district. Withdrew his request.

Discussion – Walpole Village Market – landscaping.

Mr. Miller said that a site plan for landscaping was approved for property at the gas station on the corner of Main and Westminster Streets in 2005. Mr. Miller said a tree was removed and he was following up on the site since it was an approved site plan. The tree was between the fountain and gas pumps. The trees is no longer there. Mr. Miller said he realized that it gets plowed there but some people thought the tree was important.

Raynie Laware, who represented the Walpole Foundation, the current owner of the property, said that was the site plan of the prior owner. Does that make a difference? she asked. Mr. Miller said no.

Some others said, “Nothing will grow there” and “The tree was affected by salt. Mr. Marcom asked if that was between the pump and the fountain and the answer was yes. Mr. Miller said that the site plan was approved and over time the Board changes. People forget and the intent of the site plan is not remembered. But he remembered that at the time it was an important and integral part of the landscaping plan. He just wanted to mention it. Let’s move on.

Regarding the nominations to fill Mr. Aldrich’s seat. It will take place next month. Alternates Ms. Andros and Mr. Colley are willing to step in his place. But there may be someone else in the community that would also like step in until March 2021.

Board Votes in April, May and June via email due to COVID-19:

Mr. Marcom mentioned that the months that we didn’t have meeting we had some votes via email. They were as follows:

Conditional Approval so they can start construction – April 2020

Walpole Creamery – Site Plan

Yes votes 5 (0 no)

Jeff Harrington

Jeff White

Jeff Colley

Joanna Andros

Jeff Miller

Steve Dalessio

Dennis Marcom

Hubbard Farms, Pomeroy Lane, Site Plan Review – April 2020

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Yes votes 6  (0 votes no)

Jeff Harrington

Jeff White

Jeff Miller

Jason Perron

Steve Dalessio

Jeff Colley (Alternate)

Dennis Marcom

Voluntary Merger Jeff Miller and Dennis Marcom signed off on the document after the vote – May 2020

Yes vote 5 (0 votes no)

Jeff White

James Aldrich

Jeff Miller

Jason Perron

Jeff Colley – Alternate

Dennis Marcom

Requests for a Public Hearings in July  – June 2020

Hubbard Farms Hatchery – Upper Walpole Road

David Gorham – subdivision Main Street – house and field

Gregg Taylor – March Hill – Recommendation for a Special Exception in Rural/Ag – Mr. Taylor withdrew his request about a week after the vote.

Handouts: Amended Site Plan.

​       Copy of North Walpole Fire Department letter for Gay hearing

​       Log of 2019 meetings

Respectfully submitted,

Marilou Blaine

cc: WPB, ZBA, Town Offices.

Posted: Inside, outside Town Offices, on bulletin board outside the Post Office, Walpolean, http://www.walpolenh/us.

6.

Present: Chair Jeff Miller, Vice-Chair Dennis Marcom, Jason Perron, Jeff White, Select Board Representative Steve Dalessio, Walpole Conservation Commission Chair Alicia Flammia.

The facilitator for the meeting was SWRPC Senior Planner, Lisa Murphy.

The Workshop meeting was very productive. The group finished looking at the final sections of the Master Plan. The process was to look at the existing Master Plan objectives to determine if they were still relevant and, if so, consider an action plan for achieving each of these objectives. The objectives that were deemed not relevant were usually now being covered by a new ordinance or condition in the site plan. New objectives were also proposed.

The sections of the Master Plan covered in this workshop were Natural Features, Traffic and Transportation and Existing Land Use. Discussion of the objectives and actions in the sections on Population and Housing took place at previous meetings.

Ms. Murphy suggested adding two sections to the Master Plan that she felt the Board should consider adding at its next meeting. These sections were Community Facilities and Services and Economic Development/Utilities/Energy. These topics appear to be on the minds of most people in towns the size of Walpole.

Ms. Murphy will be back for another fourth Tuesday workshop meeting on February 25, 2020, and return with the specific objectives and actions discussed at previous meeting that will now become part of the updated Master Plan. She’ll also explore the two new Master Plan sections with the group.

Respectfully submitted,

Marilou Blaine

Presiding Members: Jeffrey Miller (Chair), Robert Miller (Vice-Chair), James Aldrich, (Secretary),  Dennis Marcom,  Jason Perron, Jeff White, Cheryl Mayberry (Selectboard Representative). Alternate: Edward Potter. Absent: Joanna Andros.  

Recording: Marilou Blaine. These minutes are unapproved and will be reviewed at the March 2018 meeting for corrections, additions and/or omissions.

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

Roll Call: All the board members were present so no alternate was needed to fill in.

Minutes: Mr. Marcom made a motion to approve the January minutes as presented. Mr. Aldrich seconded the motion and the motion carried.

Old Business:

Public Hearing No. 1 Public Hearing: Subdivision: Sam MacNeil Talmadge, 211 North Road, Map 10 Lot 24, rural/ag. One lot into two. Lot 1: 18.9 acres. Lot 2: 7 acres.

Mr. Joe DiBernardo, land surveyor, represented Mr. Talmadge. His house is located at the end of High St. and North Road. Both lots conform to the zoning regulations for rural/ag – 40,000 square-foot lots and more than 762.99 feet frontage for Lot 1 and 292.22 feet for Lot 2.

Lot 2 has a “Do Not Build Zone” as well as a 50-foot right-of-way that exists to the south that goes over the Brookhurst property. Mr. J. Miller asked if there was access. Mr. DiBernardo said “yes” that there is a field area.

Someone in the audience asked about the “no build zone.” Mr. DiBernardo and Mr. Miller assumed it was a deed restriction and Mr. DiBernardo said that means that no one can build on the site of the designated area. Mr. DiBernardo also said that Mr. Talmadge also has a deed restriction that no one can build a structure within sight of his house.

Someone in the audience asked what a “no build zone” was. Mr. DiBernardo said it meant no one can build a house on that part of the property and it applies to structures of any kind. She asked how can that be. Mr. J. Miller said it is a deed restriction that when it was registered at the County Registry of Deeds, this provision was in the deed and it follows the ownership of the person or persons owning the land.

There being no further questions, the Public Hearing was closed.

Public Hearing No. 2

Public Hearing: Subdivision: Greg Macri, 10 Macri Lane off of Old Keene Rd. Residential A, Map 7, Lot 20. One lot into two. Lot 1: 9.89 acres, frontage 485.91. Lot 2: 3 acres, frontage 289.89.

Mr. J. Miller pointed out to the audience that he was an abutter.  Mr. DiBernardo represented Mr. Macri.                                                                    1.

Mr. DiBernardo said the lot comes off of Old Keene Road and then uses the center line of the brook as the property line. It’s less than five (5) acres so it has to get state approval. That is in the works and there should be state approval in a few weeks, Mr. DiBernardo said.

The remainder of the lot is 9.89 acres and that’s where Mr. Macri’s house and garage and other structures are. There is a private drive and there is a right-of-way for other homeowners on the road.

Mr. DiBernardo handed out new maps revised because of a right-of-way on Macri Lane that is not on the other map. Lot 1 has a “little tip” and touches one of the properties to the southwest.

Ms. Eleanor Shaw asked who owns the land. Mr. J. Miller guessed it was at one time the Kupec property and then MacAulliffe owned it.

There being no more questions, Mr. J. Miller closed the hearing.

Votes on the subdivisions:

Talmadge: Mr. Perron made a motion to approve the subdivision as presented. It was seconded by Mr. R. Miller and the motion carried unanimously.

Macri: Mr. R. Miller made a motion to accept the subdivision as presented. The motion was seconded by Mr. Aldrich and the motion carried.

New Business: Mr. William Carmody owns a lot within the area of Ames Plaza. It is 6 Ames Lane and the lot in question is next to to a company that sells sports equipment on line. The lot is also near the exit to Upper Walpole Road.

Mr. Carmody explained that there is some confusion about which district he is in. The Ames Plaza property was subdivided in 1990. Mr. Carmody purchased the property from Randy Daniels in 2005 and it was zoned commercial then, but in 2007 somehow it was changed.

The tax card says the zoning is commercial but the land is residential, Mr. Carmody said.

Mr. J. Miller said that there is no record in his memory of this being changed.

The confusion may be because in March 2007, there was a zone change to Dearborn Circle and Burrows Lane from commercial to residential B. The rear of Mr. Carmody’s property backs up to Dearborn Circle and a buffer of trees between the Dearborn Circle road and Mr. Carmody’s lot has grown up.

The Board agreed with Mr. Carmody that the land should be zoned commercial. It was eventually decided that Mr. J. Miller and Mr. Carmody would attend the Selectboard’s meeting on Thursday and straighten it out with them. Mr. J. Miller said he considered it a clerical error.

Land next to vet hospital: Dr. Chuck Shaw wanted to ask questions about the land next to his veterinary practice. He has talked to the gentleman who has purchased the property and the new owner intends to put a gas station there and a mini mart. Dr. Shaw told him that he was going to have a rough time to get a gas station in a rural/ag zoned land. The new owner already has two similar businesses, one in Keene and one on Route 9 in Chesterfield, and they are called The Big Deal, Dr. Shaw’s question was one of process.

Mr. J. Miller explained that the process is that he is in rural/ag and to put it a gas station in he needs a Special Exception. The Special Exception is channeled through the Zoning Board. The Planning Board participates in that it gives a non-binding recommendation to approve or not approve the Special Exception. The Zoning Board has criteria that they analyze and if they feel it meets that criteria, the Board can grant a Special Exception. Part of the criteria is that they have to have a recommendation from the Planning Board. So that’s where the Planning Board come in on the process. If the Special Exception is granted, then the next step is that the owner has to come to the Planning Board for a site plan review.

Dr. Shaw asked if the Planning Board can overrule the Zoning Board. The answer is “no” but there is an appeal process and abutters can appeal the Zoning Board decision and ask for reconsideration. The big issue is with the Zoning Board, Mr. J. Miller said.

What is the track record of the Zoning Board as to decisions that they have arrived at in the past, Dr. Shaw asked. Is there a precedent about what has been done in the past when rural/ag has been changed to commercial? Does it have a history?

There has been one and it regards Chamberlain Machine, Mr. J. Miller said. The land on the west side of Route 12 is commercial but up to 250 feet back and then it become rural/ag again. Chamberlain owned the commercial part of the land on Route 12 where it is located. They also wanted the adjacent land in the back that was rural/ag. Since a lot of that land was commercial anyway, it seemed logical to grant the Special Exception.

Some of criteria is is there other commercial land. Another is a look at the Master Plan and how it sees the importance of rural/ag land in the town. Currently, on the west side of Route 12, there is the 250 rule. On the east side, commercial land goes to the bank.

Article No. 3 about the minor changes.

Mr. J. Miller said after we went through everything regarding the warrant Article #3 about minor changes, the Selectboard sent the warrant articles to the town attorney for review and he had some concerns about Article #3. The Selectboard then said that they were pulling Article #3 from the warrant. But since Article #3 had gone through due process and there was a Public Hearing on the article, it couldn’t be pulled. The original issue was about minor changes such as a street name that didn’t match the 911 name. An attorney at the NH Municipal Association was consulted and he advised the Board to use the Article #3. The attorney said that was how the town of Merrimack resolved the issue.

Mr. J. Miller said his first reaction was we don’t need this article because the Selectboard already has the power to make these minor changes. He consulted with the town attorney and he agreed. The town attorney suggested that the Selectboard make the street name change and then explain at the bottom of the ordinance what the ordinance originally was and why it was changed.

Everybody agreed that that was the way to go, Mr. J. Miller said. So on the advice of town counsel, there will be a note on Article 3 that it is no longer needed and that both the Selectboard and Planning Board approve of this. So we’re advising the public to vote “no” on Article #3, Mr. J. Miller said.

Complete Streets walkway from School to fire station: Mr. J. Miller talked with Mike Rau, head of the highway department, about the walkway. Mr. Rau said about 7 or 8 years ago they had looked into it and it would cost about $250,000. At the time the town was looking into putting a sidewalk there. It would possibly mean taking some land from Hubbard and RN Johnson or whoever owns it now and the cost of drainage and embankments.

The key thing is to get some seed money to rough out a plan and Mr. J. Miller said he has a call into Planner Mari Brunner of Southwest Regional Planning Commission about that.

Ms. Mayberry said if the town goes ahead with it they can get 20/80 funding for the project with the town coming up with 20 percent of the cost. Mr. J. Miller even a wide shoulder would be safer than it is now and it would be marked for pedestrians only.

The Tavern: Mr. Aldrich mentioned that there was work going on at The Tavern and asked if it had a building permit. After it was discussed it was noted that a commercial business can do interior work without a permit or site plan. There is no change of use or change of footprint to the building.

New Business:

Discussion: How to make Complete Streets part of the Site Plan Review and/or checklist. Postponed until the March meeting.

Rack it up – Bike Racks – some private business have received and installed them but at the time the town received the bikes they went to the highway department and since the road crew was tied up with cleaning up after a major storm the bike racks were never installed on town properties. Ms. Mayberry will check with Mr. Rau about a timeline for getting the racks placed and it will probably be in the spring.
Handouts

Master Plan

2017 Log

Spring Planning and Zoning Conference – April 28

Next regular meeting Tuesday, March 13, 2018 – No Workshop in February

Respectfully submitted,

Marilou Blaine

Secretary

Walpole Planning Board

December 12, 2017

Town Hall

7 pm

Present: Chair Jeff Miller, James Aldrich secretary, Jason Perron, Dennis Marcom, Cheryl Mayberry, Selectboard Representative. Alternate: Joanna Andros. Absent: co-chair Robert Miller, Jeff White, alternate Ed Potter.

Recording: Marilou Blaine. These minutes are unapproved and will be reviewed at the January 2018 meeting for corrections, additions and/or omissions.

Roll Call: Mr. J. Miller called the meeting to order at 7:00 pm. There were four board members present so alternate Joanna Miller was asked to fill in for Jeff White.

Minutes: Mr. Marcom made a motion to accept the minutes of the regular November meeting as written. Mr. Aldrich seconded the motion and it was and approved by the Board.

Old Business:

Public Hearing: No 1. Liberty Utilities. Cutting on scenic road, Farnum Road. Jeff Carney spokesperson. Because of the snow storm and because Mr. Carney had a long way to travel, he could not make the meeting. A motion was made, seconded and approved by the Board to continue the Public Hearing until the January 2018 meeting.

Public Hearing No. 2. Emicor LLC/Bensonwood Woodworking Co., Inc.  – Site plan for a 389 square-foot shed to be added to the timber-frame building and also amend the site plan. Mr. Tom Olsen represented Bensonwood. Mr. Marcom recused himself from voting because he is an employee of Bensonwood.

The 389-square-foot shed would go onto the southeast corner of the timber-frame building and will house a new joinery machine for heavy timber components. It is similar to a heavy milling machine the company has had in place. The new machine is called Robot.

Because of the way the buildings are splayed, because the shed is low (about 12 feet off the ground) and because of the landscaping, the new shed is minimally visible from Blackjack Crossing, Mr. Olsen said. The shed is 389 square feet and the timber-frame shop, which includes most the building, and is about 15,000 square feet. So the shed is 2.6 percent of the larger building.

Mr. Olsen asked if there were any questions. Mr. Miller did the same. Being none, the hearing was closed. Mr. Aldrich made a motion to accept the site plan as presented. Ms. Mayberry seconded the motion and the board voted in the affirmative.

New Business:

An article regarding minor changes to zoning ordinance was discussed. Mr. Miller said that the Selectboard had a discussion about street names. The topic came up because the Zoning Board wants to be able to change street names that are in the zoning ordinance to the reflect the designated names given during the 911 update. Mr. Miller said he felt it was an administrative function and the Selectboard could already do that. The selectmen already have the responsibility for naming new streets and the names must conform to the 911 system.

So Selectman Steve Dalessio emailed the New Hampshire Municipal Association and Mr. Stephen M. Buckley, Legal Services Counsel for the NHMA, emailed back his thoughts. Mr. Buckley said in a November 29, 2017 email to Mr. Dalessio “ Going strictly by the language of the statute governing the adoption and amendment of a zoning ordinance, RS 675.3 any amendment must get full zoning amendment treatment with a planning board hearing and placement on the official ballot for adoption by the town meeting. That being said, what you might want to do is adopt a provision that permits the planning board to make non-substantive changes, such as changing section or paragraph numbers or substituting street name changes.”  Mr. Bucklely added that the recommendation is to take this opportunity to pass a provision that is similar to one that Merrimack did. This following is the Merrimack article.

So the recommendation is:

“13.02 – Authority to assign section numbers

“The Planning Board has the authority to assign such section numbers to the Zoning ordiance and Building Code as it my deem appropriate provided that no substantive change to the ordinance shall occur as a result of this renumbering.”

Mr. Miller said the Town doesn’t have a Building Code so the ordinance would eliminate those two words. The Walpole ordinance would be:

“Proposed Zoning Amendment:

“Article IV General Provisions

“Add section N

“Authority to assign section numbers: The Planning Board has the authority to assign such section numbers to the Zoning Ordinance as it my deem appropriate provided that no substantive change to the ordinance shall occur as a result of this numbering.”

Basically, this means that the Planning Board can make corrections without going to the Town for a vote each time it needs to make a correction to the ordinance.

Ms. Mayberry said this came about because a road was referenced to be changed in the Zoning ordinance because it was changed due to 911.

Mr. Miller said, “If you had a road that was referenced in the zoning ordinance that was named something else, I would think the Selectboard could do this.”

According to Chair of the Zoning Board, Myra Mansouri, the purpose of the article was to change small things and not change the intent of the ordinance. For example, Ms. Mansouri referenced the name Hitchcock Road in Drewsville, which was changed to Alstead Center Road when road names were changed and tied into 911. Hitchcock Road is still the name in the zoning ordinances and she would like to see it corrected.

Ms. Mansouri proposed another possible ordinance. “To see if the Town of Walpole will authorize the Zoning Board of Adjustments to revise the Walpole Town Ordinances to reflect the 911 list of streets and roads as needed.

“The purpose of this article is to allow the Zoning Board to correct curent ordinances to acurately eflect street names when E911 went into effect without coming to the voters to approve small corrections when there is no change to the intent of the ordinance.”

Mr. Aldrich said Alstead Center Road starts at the Drewsville Common and goes to the Alstead town line. Ms. Mansouri said that is correct. But in our ordinance it says the road name is Hitchcock Road. Mr. Aldrich said, “Just scratch that name off there and put in Alstead Center Road.”

“That’s what I want to do,” Ms Mansouri said, “but I can’t because any changes have to be approved by the Town.”

“But this isn’t a change,” Aldrich said, “it’s a correction.”

Ms. Mansouri said, “That’s what I wanted to do, but I was told I couldn’t do it.”

Mr. Aldrich said, “I don’t think we need to bring it to the voters of the Town.” Mr. Aldrich didn’t think that the zoning amendment that Ms. Mansouri presented was necessary but Ms. Mansouri said that’s what was needed a few years ago when there was a change from a portion of Prospect Hill to Watkins Hill Road.

Mr. Miller read an email from Mr. Dalessio to Mr. Buckley. “It was discovered in a review of our Zoning Ordinance that  several street names were never updated as a result of the 911 upgrade made several years ago. We would like to update the document with the correct information. This is just an administrative change and no change to zones or requirements. Do we need to place this on the March ballot following standard RSA’s for zoning changes or can we treat this as a minor correction and just update the zoning ordinance the same way as a misspelled word?”

Selectboard chair Peggy Pschirrer wrote back to Mr. Dalessio that “the DRA (Department of Revenue Adminstration) tells us that we have to have a special meeting to adopt a provision allowing the SB (Selectboard) to use CRF (Capital Reserve Fund) emergencies. They have no record at DRA that (the) Town every voted (the) Selectboard that authority when CRF were established and so far we haven’t found it in past minutes either.”

Mr. Buckley’s point was, Mr. Miller said, that in order for the zoning board to do these administrative changes in the zoning ordinance, there has to be a provision in the zoning ordinance to allow this to happen.

Mr. Perron wanted to know what the section numbers had to do with street names or anything else.

Mr. Miller said that the ordinance would go under General Provisions and there are already items under that heading from A to M. The N would just be the next or new item under General Provisions. So if we have to change a street name, under this item we could just do it and make a copy and not have to go to the Town to ask for the change.

The whole point of this, Mr. Marcom said, is to get in sync with 911.

Also, it means if there are any non-substantive changes, we can do that, Mr. Miller said. He also said we have to have a Public Hearing.

He asked the Board if they were in favor of a Public Hearing. A board member said so moved, that was seconded and all those present said “aye.”

Complete Streets grant. SWRPC has received an anonymous $100,000 to support one or more Complete Streets projects in communities that have adopted a Complete Streets policy. Walpole did just that at a Public hearing in November. The Planning Board spent a good deal of workshop time this year discussing Complete Streets and came up with several recommendations.

Mr. Miller suggested if selectmen are considering applying for a grant Mr. Miller said he would be glad to act as a liaison if they want our advice.

A few Board members began talking about the sidewalk around Jake’s as a project. Mr. Aldrich mentioned there was an accident there recently with a pedestrian. If there were a sidewalk, it’d be raised a little and maybe make a person more aware.

But Mr. Miller recommended making a safe walking pathway from Maplewood or the fire statton to the school. The shoulder should be widened and repaired. More people would be able to walk down by the Mill Pond, said a Board member. Mr. Perron said it would tie in with Healthy Monadnock.

The crosswalk at the library was menitoned. Mr. Aldrich said that crosswalk starts by Walpole Grocery and goes all the way across to the library. You’ve got that bullhorn or circle there and cars parked, he said.  Drivers are coming from Westminster Street and turning right as well as drivers coming from the north on Main Street. And the drivers are going too fast, added Ms. Mansouri.

So it was agreed that recommendation No. 1 to the Selectboard would be to make a safe pathway from the fire station to the school and No. 2 would be paint a yield or figure in the road by the library crosswalk or add more signage near the crosswalk to make it safer.

Then Ms. Mayberry recommended that in order to make the public more aware of the items on Complete Streets that it become part of the site plan. It might go on the checklist or be referred to or attached to the application.

Mr. Aldrich thought that was a good idea. Mr. Miller did as well. He suggested it become the topic of the Board’s first workshop in 2018 of how to make the public more aware of cars, pedestrians, cyclists.

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

Respectfully submitted,

Marilou Blaine

Merry Christmas and Happy New Year to all!

Next regular meeting Tuesday, January 9, 2017

Walpole Planning Board

November 14, 2017

Town Hall

7 pm

Present: Chair Jeff Miller, Co-chair Robert Miller, James Aldrich Secretary, Jason Perron, Dennis Marcom, Jeff White, Cheryl Mayberry, Selectboard Representative. Alternates: Joanna Andros, Ed Potter,

Recording: Marilou Blaine. These minutes are unapproved and will be reviewed at the December 2017 meeting for corrections, additions and/or omissions. 

Roll Call: Mr. J. Miller called the meeting to order at 7:05 pm. There were five board members present so no one was needed to fill in.

Minutes: There were two corrections to the regular minutes. The first was a motion by Dennis Marcom regarding the Public Hearing for Complete Streets. The motion should say, “At its workshop session on September 26, Board members who were present okayed several recommendations for Complete Streets as well as the policy presented after July. The recommendations and policy should be given to the Selectboard.” Mr. Marcom made a motion to do just that and it was seconded by Mr. R. Miller. The Selectboard will have a Public Hearing in November for the public to weigh in on these recommendations and policy. Also, Jeff White’s name was not listed as being present for the October 2017 meeting.

Mr. Marcom made a motion to accept the minutes as amended. Mr. Perron seconded the motion and the motion passed with a unanimous vote by the Board.

Old Business:

Public Hearing No. 1: Jeff Carney,  Program Manager Vegetation and Inspections for Liberty Utilities, will prune trees on Farnum Road, a designated scenic road. Request by letter, Statute 231-158.

Mr. Carney, sent a letter to the Planning Board outlining what his team was going to do on Farnum Road, which is a designated scenic road. The scheduled maintenance follows PUC: 307.10 Pruning Standards and “with the landowner’s consent, utilities shall prune trees adjacent to all distribution circuits to the following minimum clearances on more than a five-year cycle.”

Mr. Carney was not at the meeting.

Public Hearing No. 2; Amended DADU (Detached Accessory Dwelling Units)  The DADU is a zoning ordinance that passed in March 2017. On the advice of the town’s attorney, Jeremy Hockensmith, it has been amended to clarify the new zoning ordinance. Mr. J. Miller sat down with Zoning Board chair, Myra Mansouri, and these are the amendments that were added to the ordinance.

The first is a definition of DADU:

“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 persons, including provisions for sleeping, eating, cooking and sanitation on the same parcel of land as the principal unit it accompanies.

“1-F No conversions to condominiums and must remain in common ownership.

“2- D Only one DADU per lot.

“E. Must comply with town ordinances and regulations.”

Everything else remains the same. Mr. J. Miller asked if there were any questions or comments. Mr. Marcom said that it all made sense to him. The Public Hearing was closed.

Mr. Perron recommended passage of the amendments to the DADU. Mr. R. Miller seconded the motion and the motion passed in a unanimous vote.

New Business: Bensonwood request for a Public Hearing in December for a small addition of a shed to one of the buildings at 6 Blackjack Crossing.

Mr. Tom Olsen represented Bensonwood. He asked for a Public Hearing for an addition to a timber frame shop that Bensonwood would like to build. He explained that the addition would be to the building on the right of the parking lot. The addition is called the Robot Shed addition because the shed will house a new timber milling machine that the manufacturers of the machine call a Robot.

This addition is 389 square feet and it will be attached to the 14,500 square-foot timber frame building. That does not include the offices, which are attached on the east side of building. It’s a single-story addition, with a shed roof and a concrete foundation.

He submitted a corrected site plan. Mr. Olsen said the previous plan was part of a parking study that shows parking spaces that don’t exit. He didn’t’ want there to be the impression the company was parking 120 cars because that’s not happening.

Mr. Olsen said there will be no increase in employment because it’s an automated machine. And currently the construction of the wall, roof and floor panels have been moved to a facility in Keene. So about 30 people who were previously working at 6 Blackjack Crossing are now working in Keene.

Mr. Marcom, a Bensonwood employee, added that there is a woodworking facility that’s on Pratt Road in Alstead and the 10 to 12 employees from that facility will now be working at 6 Blackjack Crossing.

Mr. J. Miller asked about the waivers on the checklist and if some were not applicable. Mr. Olsen said he provided some information on the document of the waived items.

Mr. J. Miller recommended that the meeting next month will be about two matters: the site plan for the Robot shed as well as for an amended site plan. These two matters will be incorporated into one Public Hearing. The minutes will reflect this request.

Mr. Aldrich made a motion to hold a Public Hearing for the addition of the Robot shed and also for the amended site plan. Mr. Marcom seconded the motion and it was approved by the Board.

William Callahan – Land Donation

Mr. Miller said that there is a gentleman in town that has 3.6 landlocked acres and he wants to donate the land to the town. It abuts the Fanny Mason Forest, which has a conservation easement on the property. The procedure is to generate a letter of recommendation. That’s the process, Mr. J. Miller said.

Since Mr. Aldrich knew the background of the parcel, he explained the history of the property and why Mr. Callahan wanted to donate the land. Looking at a map, Aldrich pointed out Route 12, and a parcel of land now owned by Mr. William Callahan. Aldrich said years ago Raymond Fletcher owned the land and had a handshake deal to allow the person owning the property, now belonging to Callahan, to drive across the property, now owned by Sean Hannan. The right of way went from Old Keene Road to get to where Callahan’s property now is. Since that property is now owned by someone else, that owner did not agree to the right of way so it leaves the acreage landlocked. So Mr. Callahan wants to give it to the town as a gift. The property will become part of the Fanny Mason Forest.

Mr. Marcom asked what was the Planning Board’s duty.

Mr. J. Miller said the Planning Board has to send a recommendation to the Selectboard to allow the Selectboard to accept the land on behalf of the town. The Conservation Committee also has to send a recommendation.

Mr. Perron made a motion to recommend to the Selectboard the acceptance of the Callahan property for the town. Mr. Marcom seconded the motion and the Board unanimously passed the motion. The secretary will send a letter to the Selectboard.

Complete Streets – Board members received copies of the minutes of the Public Hearing on Complete Streets recommendations and policy that the Selectmen held earlier this month. Each of the Planning Board’s recommendations was taken up and commented on by people attending the meeting.

Liberty Utilities – Mr. Miller suggested keeping open the Public Hearing on pruning on a scenic road. No abutters attended the hearing and the spokesperson, Jeff Carney did not come, so the Planning Board will keep the hearing open and will continue the Public Hearing at the December meeting.

DCR – Greg Gay property in North Walpole. Selectman Mayberry said she received a new document that afternoon stating that the judge threw out the motion to reconsider their decision, which was favorable to Mr. Gay.

Mr. Aldrich made a motion to adjourn. The motion was seconded and passed by the entire Board.

Respectfully submitted,

Marilou Blaine

Next regular meeting Tuesday, December 12,  2017

WALPOLE PLANNING BOARD AGENDA

TOWN HALL

Tuesday, November 14, 2017

                        7 pm                           

Roll Call – Appointment of alternates if needed.

Minutes – Review minutes of the October meeting and workshop.

Correction to regular minutes: Motion by Dennis Marcom to the Public Hearing on Complete Streets should say, “At its workshop session on September 26, Board members who were present okayed several recommendations for Complete Streets as well as the policy presented after July. The recommendations should be given to the Selectboard. Mr. Marcom made a motion and it was seconded by Mr. R. Miller. There will be a Public Hearing in November for the public to weigh in on these recommendations.”

Old Business:

Public Hearing: No 1. Liberty Utilities. Cutting on scenic road. Farnum Road. Jeff Carney spokesperson.

Public Hearing No. 2. Public Hearing on amendments to Detached Accessory Dwelling Units to be put on march 2018 warrant. Recommended or not recommended.

New Business: Request for a Public Hearing. Bensonwood – small addition to a building.

No workshops in November or December.

Next regular meeting Tuesday, December 12, 2017