The Walpolean

Present: Board members: Chair Jeff Miller, Vice-Chair Dennis Marcom, Clerk Jason Perron, Jeff Harrington, Trevor MacLachlan, Select Board Representative Steve Dalessio. Absent: Board member Joanna Andros and alternates Travis Adams and Bill Carmody.

Call to Order: Mr. Miller called the meeting to order at 6:57 pm.

Minutes: Review minutes of August 2023 meeting and workshop minutes. Mr. Marcom made a motion to approve the regular August meeting minutes and the August workshop minutes as written. Mr. Perron seconded the motion and the motion carried.

Old Business:
Public Hearing: Site Plan: Adam Naeck, owner of Alyson’s Orchard, application for up to seven campsites and a future two-story, 56-foot-by-40-foot-addition to the farm store. Tax Map 4, Lot 33, Rural Agricultural District.

Mr. Naeck did not come to this public hearing. Abutters will be notified if and when there is a new public hearing date. 

Public Hearing: Subdivision: Robin Sanctuary, two lots into three lots. Tax Map 8, Lots 8 and 8-1. Residential A District. Old Keene Road and Hooper Road.

Surveyor Joe DiBernardo presented the subdivision. He said that Lot No. 1 will have 334.01 feet frontage on Old Keene Road and will now be 1.01 acre. The driveway will come in from Hooper Road. Lot No. 2 will now be 3.01 acres with 200 feet of road frontage on Old Keene Road. Lot 3 will be 3.83 acres with 265.03 feet of frontage on Hooper Road.

A couple of people commented on the steepness of Hooper Road. Mr. DiBernardo said that according to John Tarmey Hooper Road is a town-approved road. 

Abutter Lucy McVitty Weber said her property abuts Lot No. 2 and she was concerned about the back of the property and the drainage of water onto her property. The land there is quite steep and she wanted it noted that if the new owners planned to place a house there they should be aware of and sensitive to a potential water problem on her property. The land runs straight down toward her house and she already has a huge concern about excess water.  She also said she remembers when this property was originally divided into two lots, there was a promise not to divide the property again.

Mr. DiBernardo said he did not find any covenant in the deed stating that was the case. 

Abutter Mr. Richard Paul said he was concerned about the size of the lots being proposed. Lots in that area are at least 2 to 5 acres, Mr. Paul said. His house abuts Lot No. 3. He assumed the old house on Lot No. 3 will be torn down and was concerned about where a new house would be situated on the lot. His house is up on a hill and didn’t want a home built right in front of his place. Mr. DiBernardo said this hearing was a request for a subdivision and had nothing to do with a site plan.

The public hearing was closed and the board discussed the subdivision. Board members’ concerns were the steepness of the road and the concerns about water and drainage.

A motion was made to approve the subdivision contingent upon approval of all the driveways by Walpole’s road agent.  Also, that contingency would be placed in the approval letter as well as concerns and sensitivity of drainage of water onto other properties. The motion passed unanimously.

New Business:

NGP Management, LLC Site Plan for a Dunkin coffee shop, Town Map 12, Lot 56, Commercial District. 

Jason Hill of TFMoran, an engineering and surveying company in Bedford, NH, presented the Dunkin site plan. The property is located at the intersection of Route 12 and Upper Walpole Road. It is currently undeveloped with a baseball field on the property. The Dunkin building will not affect the  baseball field at this time. The building, parking lot and supporting land will be on one to one and a half acres. He requested a public hearing for October.

Mr. Hill said the proposed coffee shop would be 1815 square feet with an entrance to the building on the north side of the building and two drive-thru windows on the south side. There is full-length bypass lane along side the drive-thru lane. 

Access is proposed by two full-access driveways, one located on Route 12 and one on Upper Walpole Road. Access to the coffee shop is via Route 12. There will be a regular right-turn lane into the property a well as a new left-turn lane making the road at that the entrance point three lanes plus 4 foot shoulders on both sides of the road. Once on the Dunkin property there is a left turn into a parking lot for employees and the public with two-handicapped parking spaces or drivers can continue in the lane for the drive-thru.

To mitigate any increase in stormwater runoff generated by the additional pavement and building, an infiltration basin is proposed at the south end of the property. The infiltration basin will detain and recharge captured runoff, Mr. Hill said. Any discharge of captured stormwater will be directed in the same manner as in the existing condition with no increase or impact to off-site properties.

Mr. Hill showed a drawing of the building that was gray and black. The building was of no particular style of building and no mention of its siding. Mr. Hill was reminded that the first time he was before the board a drawing of a New England Colonial style building was submitted. Mr. Hill received a copy of that building again. Mr. Perron suggested Mr. Clifford look at the Dunkin in Claremont. Mr. Miller also pointed out that the landscaping was sparse.

Mr. Miller was most concerned about the traffic and safety. He said that across the road is a pizza restaurant. In-house seating dining is no longer available, so all customers go through a drive-thru. Mr. Miller said from about 4 pm to about 8 pm customers are in a line on the shoulder of the road waiting to turn into the parking lot. Mr. Hill said the new 11-foot middle lane should mitigate that issue. This will require restripping Route 12 in front of the Dunkin site. Mr. Hill said the permitting from the NH Department of Transportation will be submitted this week.

Mr. Dalessio asked about tractor trailer parking. Mr. Hill said that the parking at the top left is where a tractor trailer delivering Dunkin supplies would unload there. There is room for two tractor trailers there. There was concern about how it was going to work with cars passing the trucks. Mr. Clifford said trailer truck drivers would never deliver in the morning when it’s busiest and only deliver once or twice a week and during off-peak times

When asked if the project had the required 30 percent green space, Mr. Hill said based on it being a five-acre property, there was plenty of green space. 

Mr. Miller also reminded Mr. Hill to contact Fire Chief Mark Houghton to have him check the building.

A motion was made and seconded to hold a public hearing for the Dunkin project in October. The motion carried unanimously.

Alyson’s Orchard

Mr. Robert Miller, an abutter to the Alyson’s Orchard property, spoke for a group of people who were at the meeting for the orchard public hearing. He said there are a lot of changes going on at that property and he wasn’t sure if they were following zoning and planning regulations. He recommended the planning and zoning boards make a site visit to the property. The concerns were about the camping sites and other changes to the property. Mr. Dalessio said Mr. Naeck is aware of all the rules, regulations and codes on this type of camping as well as on the restaurant that is open on weekends. He’s following them and there are no health and safety issues at this time. Abutters will be notified if and when there is a for a new public hearing.

Adjournment

Mr. Marcom made a motion to adjourn. Mr. Perron seconded the motion and the motion carried.

Workshop this month: Tuesday, Sept. 26: Carol Ogilvie – Discuss draft of Natural Resource section of Master Plan. There is a new draft.

Respectfully submitted,

Marilou Blaine

WPB Recording Secretary

Roll Call: Present: Board Members: Chair Jeff Miller, Vice-Chair Dennis Marcom, Clerk Jason Perron, Jeff Harrington, Joanna Andros, Trevor MacLachlan, Select Board Representative Steve Dalessio. Alternate: Travis Adams. Absent: Alternate Bill Carmody. Also at the meeting were Jessi Dussault, Griffin Dussault, John Sheldon, Adam Naeck and Marilou Blaine.

Call to Order: Mr. Miller called the meeting to order at 6: 57 pm.

Minutes of the July 2023 meeting: Mr. Marcom made a motion to approve the minutes as written. Mr. Harrington seconded the motion and the motion carried.

Old Business:
Public Hearing: Site Plan: Change of Use: Dussault Property Management LLC, Jessi Dussault, wants to put three apartments in the former Head Start School. The building was the original carriage house adjacent to the Drewsville Mansion, 4 Common Road, Drewsville. 

Ms. Dussault said she and her husband own 18 properties in the Fall Mountain area and have a long list of people interested in renting a residential apartment. The Dussaults recently purchased the Drewsville Mansion and the Carriage House, which is in back of the mansion. The mansion already had five occupied apartments and the former carriage house was converted to a Head Start school several years ago. The school served 25 pre-school students each year for many years. The Dussaults’ vision is to put three one-bedroom apartments in that space.

The plan is to divide the space right down the middle of the first floor. There are already two entrances, one on each side the building. The basement of the building will be the third apartment. Entrance would be from the pond side and entry would go into a kitchen with a bedroom to the south. An egress window will be needed in that room. There are no plans to change the outside of the building, so it will keep its historical value, Ms. Dussault said. However, some of the trim is rotten so that needs to be replaced, Ms. Dussault said. Water is from a private well. Currently the building is tied into the mansion septic system. They are planning to upgrade the system and are talking to two septic companies with a larger tank. Ms. Dussault said there was plenty of parking and more than a dozen parking space. When the building gets a little closer to being ready, she said she will submit a parking plan.

Mr. Miller said that the Dussaults need to contact Fire Chief Mark Houghton and have him look at the space. While they may get site plan approval tonight, final approval is contingent on a letter from Mr. Houghton approving the project. Mr. Miller closed the hearing.

Mr. Marcom made a motion to approve the Dussault’s site plan. Mr. Harrington seconded the motion and the Board voted unanimously to approve the project. 

New Business:

Site Plan: Adam Naeck, owner of Alyson’s Orchard, site plan application for new campsites and a future addition to the farm store. Request for a public hearing.

Mr. Naeck put up a map of the property. He said there are three ponds on the property and currently there are three campsites around Lilly Pond, which is the largest pond. It is at the top of hill if you are entering from the Wentworth Road side of the property. His intention is to eventually have six or seven “glamping” sites here. Glamping is a term meaning “glorified camping.” 

There are port-o-potties here now but in the future, on the advice from Fire Chief Mark Houghton, there will eventually be a separate bathroom facility for these camp sites. This would need an entirely new independent system. Currently the guests use the bathroom in the farm store for showers.  The camp sites have been filled on the weekends and the reviews have been good, Mr. Naeck said, but during the week it’s “so-so.” He did have two families who stayed on the premises while they were they there. They swam in the pond, used the playground, ate at the restaurant and participated in the music, he said. However, the other lodging on the property has had a capacity of 70 percent compared to previous use of 12 percent. Mr. Naeck said he only uses Airbnb. They do a background check of the people and properties they advertise and according to Mr. Dalessio also pay the rooms and meals tax.

The addition to the farm store will be on the south end or if you are facing the store – the left side. The plan is for it to have its own foundation. It is a 40-feet-by-50-feet two-and-a-half story post-and-beam building. There will be a loft, 30-feet out from the building. The building will have a couple of bathrooms and the flow will be into the current farm store space. The event space accommodates up to 250 to 300 people and the septic system is currently for this building and the farm store. The siding will be ship-lap, metal roof, barn like with a nice entrance, Naeck said. 

Mr. Perron made a motion to hold a public hearing in September. Mr. Marcom seconded the motion and the motion carried.

Mr. Naeck was asked to bring a plan of the building to the next meeting, along with pictures of the campsite and a parking plan for the new farm store.

Workshop 

Mr. Miller said that Southwest Regional Planning Commission has been short of staff lately and that is why they have consistently canceled their appearances for workshop meeting the fourth Tuesday of the month. However, there will be a workshop this month on August 22.  The agenda will includes discussion and corrections or additions of the Master Plan section titled Natural Features.

In September, Carol Ogilvie will attend and Natural Features will be discussed and a final decision made on that section of the Master Plan. 

Mr. Harrington made motion to adjourn. Mr. Perron seconded the motion and the motion carried. 

These minutes are unapproved minutes. The August minutes will be reviewed at the September meeting for corrections, omissions and additions.

Respectfully submitted,

Marilou Blaine

WPB Recording Secretary

Roll Call: Present: Board members Chair Jeff Miller, Clerk Jason Perron, Jeff Harrington, Joanna Andros, Trevor MacLachlan, Select Board Representative Steve Dalessio. Alternate Travis Adams. Absent: Board member Vice-Chair Dennis Marcom and alternate Bill Carmody. 

Also at the meeting were Adam Naeck, new owner of Alyson’s Orchard, and recording secretary Marilou Blaine.

Minutes: Mr. Perron made a motion to approve the May 2023 minutes as written. Mr. Harrington seconded the motion and the motion carried.

Call to Order: Mr. Miller called the meeting to order a couple of minutes before 7pm.

New Business: Visit with Adam Naeck.

Mr. Miller explained that he invited Mr. Naeck because there were some changes being made at Alyson’s Orchard and he wanted to make sure that all the I’s are dotted and all the T’s crossed when it comes to a site plan. The orchard is in the rural/agricultural district.

Mr. Naeck said the first change he was working on was upgrading the business side of the operation – new computer and telephone systems are being installed. One goal is to accommodate more weddings. The deck outside the back of the function room has been completely rebuilt, he said, and the bridal suite upgraded. Future plans include offering a catering service for the weddings. The cost of the function room may be $800 but wedding parties pay as much as $12,000 for a catering service, he said.

Mr. Naeck has purchased seven (7) fire-resistant tents and is planning to currently use five for campsites around the pond. Each campsite will have a concrete foundation and a deck. There will be a port-a-potty and individual tents will have beds, lights, a wash station, a microwave and a refrigerator. The largest tent is 384 square feet and can accommodate six people. There will be three two-to-four person tents and two of the larger tents around the pond. There is already a bathroom with a shower in the farm store for use by campers. The maximum length of stay is 21 days, which is determined by the state.  

The petting zoo and playground have been enlarged and remain in the same location.

On Fridays and Saturdays he has opened a tavern-style eating place that, according to Naeck has grown in popularity. Some nights he has served 200 to 300 patrons. So he has plans to open from Wednesday to Saturday during the summer. He already has a chef and wait staff. Because it’s not officially a restaurant according to state regulations, he has to apply for a liquor license every week. Eventually, he plans to build a restaurant on the property.

Mr. Naeck is also planning to sell more vegetables from the farm store and had planned an addition to the store. He had already purchased a two-story timber-frame building but since the loss of all his fruit because of a frost in May, it has been put in storage in one of the barns and will be reassembled and attached to the current farm store next year. He will, however, plant some sweet corn this year and plans to log an adjacent lot.

Because of the changes Mr. Naeck is making by adding the camp site and the addition to the farm store next year, Mr. Naeck will need to to file a new site plan. He received an application for a site plan that he will present to the Board the second week in July for a public hearing in August. Mr. Miller offered to help if he need it in filling out the checklist.

Mr. Harrington made a motion to adjourn the meeting. Mr. Perron seconded the motion and the motion carried.

Workshop

There will be a workshop this month on the fourth Tuesday with Henry Underwood of Southwest Regional Planning Commission.

Respectfully submitted,

Marilou Blaine

WPB Secretary

These minutes are unapproved and will be reviewed at the July meeting for corrections, omissions and additions.

May 9, 2023

7 pm

Town Hall 

Roll Call: Appointment of alternates if needed.

Minutes: Review minutes of the April 2023 meeting.

Old Business:

Michael and Danielle Hubbard, Old Drewsville Road, two-lot subdivision, 20 acres into a 5.5-acre lot and a 15-acre lot. Tax Map 10, Lot 11, Rural/ag district.  Joe DiBernardo surveyor presenting.

It’s the field across from Levi Lane on the west side of Old Drewsville Road. 

Roll Call: Present: Chair Jeff Miller, Vice-Chair Dennis Marcom, Clerk Jason Perron, Jeff Harrington, Bill Carmody, Select Board Representative Steve Dalessio, Trevor MacLachlan and Travis Adams.. Absent: Board member Joanna Andros. There were also about eight or nine people from the Watkins Hill area at the meeting who were interested in the public hearing about the lot line adjustment on a property on that road. There concern was about an easement on the property.

Recording: This meeting was recorded. These minutes are unapproved minutes and will be reviewed at the next meeting for additions, corrections and omissions.

Minutes: There was confusion in the minutes about how many apartments were in the Connector section on the Potato Barn property so approval of the minutes will be revisited at the workshop meeting on April 25. During the writing of these minutes it was determined there was one correction on page 1 in paragraph seven. There are three apartments approved for the this section not four.

Also, regarding the March minutes it was also decided on page 2 to remove the last sentence quoted from Fire Chief Mark Houghton’s letter in the second paragraph and instead insert his email regarding a clarification. The clarification email says, “To clarify the last paragraph of the attached letter, Walpole Fire is awaiting confirmation for the suppression and Fire Alarm compliance/testing in the approval dated August 9, 2022 before these three units may be occupied. These may be occupied if conditions are met, regardless of the application status for the additional nine units.”

New Business:

Election of Officers

Mr. Perron made a motion to elect Jeffrey Miller as chair of the Planning Board and Dennis Marcom as vice-chair. The motion was seconded and carried. Another motion was made and seconded to elect Jason Perron as clerk. That motion carried. And since Bill Carmody decided he preferred being an alternate rather a board member, a motion was made to recognize Mr. Carmody as an alternate. That motion was seconded and that motion carried. Trevor MacLachlan was recognized as a new board member after being elected on March 28.

Old Business:

Two Public Hearings:

Continuation of public hearing for Adam Naeck, Lot Line Adjustment, one lot into two lots, 107 Merriam Road, Tax Map 3, Lots 55 (15.63 acres) and 56 (1.66 acres) Lot 55 – 200 foot feet road frontage; Lot 56 – 322.28 feet road frontage, Rural/Ag district.

Mr. Joe DiBernardo explained that he spoke with Walpole Road Agent Mike Rau and Mr. Rau told him that Merriam Road is a Class 5 road up to a few feet past the 200 foot frontage mark of Lot 55 on that road. The property is owned by Adam Naeck. There is a home and some outbuildings on that property. Mr. Naeck is dividing that property into two lots. Lot 55 (15/63 acres) is the original lot and the new lot, Lot 56, is 1.66 and its frontage is on a Class 6 road. Because the lot frontage is on a Class 6 road, it means in order for Mr. Naeck to build a home on that property, he must get a waiver to build from the Select Board to release the town from any liability

There being no further discussion from the public or board, Mr. Perron made a motion to approve the lot line adjustment as presented. Mr. Marcom seconded the motion and the motion carried.

Public Hearing No, 2: Lot Line Adjustment between two lots on Watkins Hill Road, Christine Mayer and Helen Hamilton trustees. Tax Map 5, Lots 49 and 49-4, Rural/Ag District. Lot 49-4 is five acres. Lot 49 is 31.37 acres. Joe DiBernardo is representing the owners.

Mr. DiBernardo said this property is also in the rural/ag district. Lot 49-4 is currently 5 acres. The plan is to take .5 acres from the lot to the south, which is Lot 49, and add it to Lot 49-4. Then 3.5 acres will be taken  from lot 49-4 and add it to the larger lot, Lot 49, now making it 34 plus acres. It also makes Lot 49 more square, Mr. DiBernardo said. That leaves lot 49-4 as a 2-acre lot with 275 of frontage. The easement property will also have 275 feet of road frontage.

There were several abutters who were at the meeting because there is an easement on the property and they wondered what would happen to the easement and their properties. An easement always stays with the property, Mr. Miller said. It can’t be changed by this board.

Mr. Watson, who is an abutter and had received a certified letter about a lot line adjustment on the property, said he came to the Town Offices and there wasn’t any information about the lot line adjustment. The application plus the plat were available at the Town Offices as of the previous Friday. Mr. Watson wanted to know about the easement. Mr. DiBernardo said the easement only affects Lot 49 and regards light, air and view. It also means that there can be no building on the easement property and that includes the original property before the .5 acres was added to 49-4.

Mr. Watson and Mr. Larry Britton came up to the easel to take a closer look at where the easement property is, just north of Mr. Jay and Hannah Greenfield’s property. Mr. Greenfield sent a letter to the Planning Board mentioning his concern about the easement. After looking closely at the plat, Mr. Watson and Mr. Britton seemed satisfied.

There being no further questions from the public Mr. Perron made a motion to approved the lot line adjustment as presented. Mr. Marcom seconded the motion and the motion carried.

New Business:

Mike Hubbard, Old Drewsville Road, two-lot subdivision, Tax Map 10, Lot 9, rural/ag district. Lot 9 is now 20 acres. Lot 1 will be 14.5 acres and Lot 2 will be 5.5 acres. Request for public hearing.

Mr. DiBernardo said this is a fairly simple subdivision. Michael Hubbard is dividing 20 acres into a 5.5 acre lot and a 14.5-acre lot. The lot is for his mother so she can build a house. It’s the field across from Levi Lane on the west side of the road. Mr. DiBernardo requested a public hearing for May.

Mr. Perron made a motion to hold a public hearing in May for the Hubbard 2-lot subdivision on Old Drewsville Road. Mr. Marcom seconded the motion and the motion carried.

Abuttter notification

When the Planning Board is having a public hearing, abutters of property under consideration must be notified. According to RSA 672:3 the word abutter means any person whose property is located in New Hampshire and adjoins or is directly across the street or stream from the land under consideration by a local land use board. Currently, abutters of a property being considered for a public hearing receive notification of the hearing by a certified/return receipt letter. Previously, the secretary for the Planning or Zoning Boards would consider each piece of property and send a letter to the owner of that property. However, sometimes a person would own two or more lots that adjoin or are directly across from property under consideration at a public hearing. That person would receive two or sometime three certified letters. Chair Miller said that in the future only one certified/return receipt letter would need to be sent but it must reference each of the lots owned by that abutter in the certified letter.

Workshop

A workshop will be held Tuesday, April 25 in the basement conference room. Mr. Miller invited members of the Conservation Commission because the plan is to review the natural features section of the updated Master Plan. Lisa Murphy of SWRPC will also be there.

Respectfully submitted,

Marilou Blaine, Recording Secretary

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.

​

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.

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