Keeping the community up to date on community topics
CHRISTMAS EVE CANDLELIGHT SERVICE
WALPOLE UNITARIAN CHURCH
5:00 p.m.
Our Community Christmas Eve Candlelight service will be held on December 24th at 5:00 p.m.at the church on the corner of Main Street and Union Streets. This is a service of Christmas carols and readings – both traditional and contemporary. Come and enjoy an uplifting service of joy and love.
Regretfully, the incorrect minutes were previously posted as being the December ones. These are the ones you have been awaiting and we apologize for the mistake. – Lil
December 12, 2023
Town Hall
7 pm
Present: Board members Chair Jeff Miller, Vice-Chair Dennis Marcom, Clerk Jason Perron, Jeff Harrison, Joanna Andros, Trevor MacLachlan, Select Board Representative Steve Dalessio. Alternate: Bill Carmody. Absent: Alternate Travis Adams.
In addition to Dunkin’s presentation team, there were about 25 residents at the meeting.
Minutes: Review of November 2023 minutes. Mr. MacLachlan made one correction on page 2 in the section on building on Class VI roads. Change RON to IRON. Mr. Marcom made a motion to accept the minutes as amended. Mr. Perron seconded the motion and the motion carried.
Call to Order: Chair Jeff Miller called the meeting to order at 7 pm. There was a full board present so an alternate was not needed to fill in.
Old Business:
Public Hearing continues from October meeting. Site Plan: NGP Management LLC/Walpole Properties, LLC, Tax Map 12, Lot 56, Commercial district, proposes 1815 square-foot Dunkin coffee shop with drive-thru at intersection of Route 12 and Upper Walpole Road.
Present from TFMoran, the company which is facilitating the building of the proposed Dunkin, were NGP applicant Jim Clifford, architect George Delegas, Attorney Eli Leino of Bernstein & Shur in Manchester and presenter Jason Hill PE.
Tonight’s meeting was mainly about the discussion and concerns of the Board made at the October 10, 2023 Planning Board meeting, which were about traffic. Mr. Leino said the Board received explanations and copies of diagrams explaining Dunkin’s responses to the Board’s concerns. The explanations show different sites, mainly around Manchester that he said had twice the volume of traffic as Walpole and with no signage, showing similar Dunkins with similar situations. He also said there are no Dunkin establishments that have parking for trucks. There were a couple of photographs of Dunkins showing where there is considerable truck traffic. One photograph was of traffic on West Hollis Street in Nashua. The caption says “Located off Route 3, West Hollis is a high traffic street connecting the highway to downtown Nashua. The site is small and there is no accommodation for trucks. The store does a high volume of sales and has no issues with trucks.” Mr. Clifford repeated that there are no Dunkin establishments that have parking for trucks. Considering truck parking, Mr. Hill stated that parking along Route 12 is unsafe because of the limited amount of space and the soft shoulder of the road.
Regarding cut-thru traffic between Upper Walpole Road and Route 12, the applicant agrees to install “No Thru Traffic” signage on the property. However, Mr. Hill said it has been Dunkin’s experience that this is not a problem at other Dunkins and to his knowledge it doesn’t happen that often. Mr. Hill showed a property on Beech Street in Manchester. The site is similar to the Walpole site in that the property is at an intersection. According to his written notes, Mr. Hill says “We have also enclosed a map of the Beech Street, Manchester, NH store. This store is at a high traffic intersection with substantial volume backing up at the light during the day. Traffic cutting through this property has never been a significant issue,” he wrote.
Regarding the issue of sight distance of cars coming from the south on Route 12, Mr. Hill provided three photographs, two coming from the south and one from the north on Route 12, showing that a car at the entrance to the proposed Dunkin can be seen from a distance of 500 feet away. He said that was well within the required distance of 325 feet. Another photo confirmed that vegetation along the right side of the highway going towards Upper Walpole Road could be a problem for drivers turning south if mowing is not maintained. That’s up to the NHDOT maintenance which is responsible for mowing, he said.
What the board was also waiting for was traffic mitigation from NHDOT. Mr. Leino said the department is swamped and Mr. Hill said it could be March before an official letter is received.
Mr. Miller mention another of his concern – traffic queuing on the east side of the road while waiting to enter Dunkin because there are too many cars in the queue. Mr. Hill said there was room for a queue of 13 cars from the entrance to the menu board and room for another five cars from the menu board to the window for service. That’s a queue of 18 cars Mr. Hill said and he couldn’t anticipate any time it would back up into the shoulder on the east side of Route 12. Mr. Miller wasn’t so sure of this.
Mr. Hill, Mr. Leino and Mr. Clifford all asked if there couldn’t be conditional approval of the site plan dependent on the ruling from NHDOT. It is not Dunkin holding up final approval of the project. It’s NHDOT. Their hands are tied. It is a slow process. During the time they were waiting for approval, there are things that they could be working on regarding the proposed building and site.
Mr. Dalessio reminded Mr. Hill that he still had to get a letter regarding safety as well as water and sewer conditions from Mark Houghton, water and sewer manager as well as Walpole’s fire chief. Mr. Hill said he has already had some discussions with Mr. Houghton and would follow up on a letter.
So, what to do? Mr. Perron said the only thing holding this up was approval from DOT. Mr. Marcom made a motion to approve the Dunkin proposal on condition that the project gets approval from NHDOT. Mr. Harrington seconded the motion.
Mr. Miller explained why he was not in favor of the project. He described what he sees every morning at the current Dunkin at the Jiffy Mart while driving his grandson to school. At 8:30 in the morning traffic is backed up to the front of the building. He also had concerns about this Dunkin being directly across from Diamond Pizza and the amount of traffic in and out of that their driveway. He didn’t think it was a good place to have another driveway cut on Route 12. He was convinced it was a place where there was a serious traffic accident waiting to happen. In good conscious he was against the project, he said.
A vote was taken on approval of the site plan with the condition that the traffic pattern be approved by NHDOT. The vote was five yes votes and two no votes. Mr. Marcom, Mr. Perron, Mr. Harrington, Mr. MacLachlan and Ms. Andros voted yes. Mr. Miller and Mr. Dalessio voted no. Also a recent email letter from Mark Houghton about water and sewer “requires a valid easement on the 6” water main that traverses this property from west to east in the new deed – is a requirement before construction begins.”
Public Hearing for Site Plan: Alyson’s Orchard: Adam Naeck proposed an addition to the farm store and seven clamping sites. Tax Map 4, Lot 44, 57 Alyson’s Lane, Commercial/Industrial district.
Mr. Naeck introduced himself. He had a photograph of the location on the Alyson’s Orchard property where he was planning on putting up to seven glamping sites and add a post-and-beam two-story building to the farm store. He said there was already an apartment above the store. He explained that the word “glamping” stands for glorified camping. The glamping sites would be around Lily Pond, which is on top of the road, the entrance to the orchard from Wentworth Road. He already has three glamping sites established. The tents, which are water and fire proof come from Colorado. The tents are 16-feet-by 20-feet and 16-feet-by-24-feet, The larger tent can accommodate two queen beds and a couch. Inside are wash stations and a microwave. Outside are port-o-potties and grills for cooking. There is also a bathroom with a shower about two minutes away in the northern section of the farm store for use only by glampers. Down the line, he said, he will be adding another septic system specifically for the glampers but it is sufficient for now. However, he said, this is orchard property and he has no intention of creating a campground. Parking for campers is not a problem, he said. There is room around each tent for two or three cars.
The addition to the store of 40-feet-by-56-feet with the second story being a loft in one portion. He plans to sell farm products, have a bakery in the current section and maybe a place to hold birthday parties for kids.
Mr. Miller reminded the public that this was a public hearing for only the seven glamping sites and the addition to the form store. Any other projects, such as a tree house which he mentioned, he must come back to the Planning Board. Mr. Naeck agreed.
Mr. Dalessio said since it’s a site plan it should have a lighting plan, a parking plan and a landscaping plan. Mr. Naeck was asked if he could get that together for the January meeting. Mr. Naeck said that right now he was focusing on the orchard and was withdrawing the project.
Mr. Miller asked for a motion to adjourn. A motion was made to adjourn by Mr. Marcom, seconded by Mr. Harrington and the rest of the board agreed.
These minutes are unapproved and will review next month for omissions, corrections and/or additions.
Respectfully submitted,
Marilou Blaine
WPB recording secretary
cc: WPB, ZBA, Town Offices, The Walpolean.
Posted: Inside the Town Offices, on the bulletin board outside the Post Office, http://www.walpolenh.us
I have been working this weekend on your January 2024 issue of THE WALPOLE CLARION. There is still some space remaining, so if you have upcoming activities to share, and possibly a report on what has recently happened, send something along for consideration.
In negotiating with my printer, and their holiday schedule, I can still accept your inputs for possible inclusion in the next issue, BUT I would need to have submissions by mid to late afternoon WEDNESDAY, DECEMBER 20.
Space still for advertisements as well, and remember I always acknowledge your submissions by email to rayboas@comcast.net.
Thank you, RAY BOAS, Publisher
Dear Walpole community:
Thanks to so much generosity from so many people, the 2023 Walpole Community Giving Tree provided a brighter holiday season for almost 30 local families and almost 100 local children. When parents arrived to pick up their gifts, their gratitude was overwhelming; we had so many thank yous, hugs, and even tears. We would like to thank The Congregational Church of Walpole, St. John’s Church, St. Peter’s Church, The Hungry Diner, Spencer’s Place, the Walpole Library, Mascoma Bank, and The Savings Bank of Walpole on Westminster Street for displaying tags and collecting gifts. We would also like to thank the “Toys for Tots” program based at The Savings Bank of Walpole in the Shaw’s plaza for providing many extra toys so that parents could choose 2-3 more gifts for each of their children besides those that they requested. We thank everyone who sent in donations, as we personally purchased over $700 worth of gifts for tags that were not taken as well as for two new families who arrived late to the project but needed support. Finally, we want to thank EVERYONE who selected tags and purchased gifts. A special thanks also to the “Women of Walpole” who chose many tags and purchased many gifts. This whole project is a perfect example of small town holiday spirit. THANK YOU SO MUCH to all who helped in any way!
HAPPY NEW YEAR to you and yours! We hope that 2024 brings you peace, joy, and good health!
Thank you again.
Sincerely,
Jeanne Cloues and Marcia Weil
Giving Tree Project coordinators
DECEMBER 6, 2023
Selectboard Present: Cheryl Mayberry and Steven Dalessio.
Staff Present: Sarah Downing, Manager of Administration
CALL TO ORDER: Mr. Dalessio called this Selectboard meeting to order at 6:32 PM. He commented that Peggy Pschirrer would not be present, and then introduced himself, Steve Dalessio, Cheryl Mayberry, and Sarah Downing, Manager of Administration.
ACCOUNTS PAYABLE: Ms. Mayberry moved to approve the Accounts Payable totaling $297,056.22 dated 12/08/23; this includes a $80,971 payment to Tenco Industries for the 2021 one-ton truck with funds that were encumbered from a warrant article last year. Seconded by Mr. Dalessio. With Ms. Mayberry and Mr. Dalessio in favor, the motion was approved.
PAYROLL: Ms. Mayberry moved to approve the Payroll totaling $32,519.85 dated 12/08/23 and the 941 Payroll Tax Transfer of $6,776.59. Seconded by Mr. Dalessio. With Ms. Mayberry and Mr. Dalessio in favor, the motion was approved.
SELECTBOARD MEETING MINUTES:
SELECTBOARD MEETING – November 30, 2023: Ms. Mayberry moved to approve the Minutes of the Selectboard Meeting Minutes of November 30, 2023. Seconded by Mr. Dalessio. With Ms. Mayberry and Mr. Dalessio in favor, the motion was approved.
SELECTBOARD NON-PUBLIC SESSION – November 30, 2023: Ms. Mayberry moved to approve the Minutes of the Selectboard Non-Public Session of November 30, 2023. Seconded by Mr. Dalessio. With Ms. Mayberry and Mr. Dalessio in favor, the motion was approved. The minutes will remain sealed.
OLD BUSINESS:
Waiver of Municipal Liability for Private Driveway: Mr. Dalessio moved to approve the Municipal Waiver of Liability for a private driveway on Map and Lot#: 003-001-002 on Whipple Hill Road. The applicants have received approval from the Planning Board to build on a Class VI portion of the road. Seconded by Ms. Mayberry. With Mr. Dalessio and Ms. Mayberry in favor, the motion was approved. Ms. Mayberry questioned the wording of the waiver. Mr. Dalessio clarified that when a resident builds on a Class VI road, there is an understanding that the road is not going to be maintained by the Town. He stated the driveway is on a Class VI road.
Proposed 2024 Sewer Bond Rate Changes: Mr. Dalessio stated he would like to postpone this discussion. Ms. Mayberry stated she only received this information today and did not have sufficient time to review. Mr. Dalessio confirmed that this matter would be tabled until the following week.
2023 Tax Rate Status: Mr. Dalessio stated that nothing can be signed until Mrs. Pschirrer returns. The Town has not received a preliminary tax rate.
NON-PUBLIC BUSINESS RSA 91-A:3 II (a) (c):
Ms. Mayberry moved to enter into Non-Public meeting at 6:47 PM. Mr. Dalessio seconded. With Ms. Mayberry and Mr. Dalessio in favor, the motion was approved.
The meeting reconvened at 7:04 PM.
The non-public minutes are to remain sealed.
ADJOURNMENT:
Mr. Dalessio declared the meeting adjourned at 7:04 PM.
Respectfully submitted,
Ahmad Esfahani, Recording Secretary
Members Present: John Peska, Alicia Flammia, Lewis Shelley, Wendy Grossman, Steven Dumont , Steve Dalessio (Selectboard Liaison)
Members Absent: Peter Palmiotto, France Menk
Seating of Alternates: Nicole Adams
Alternates Present: Nicole Adams, Kara Dexter
Visitors Present: Ryan Owens ( Monadnock Conservancy), Kate Buckman (CT River Conservancy), Jean Kobeski (Recording Secretary)
Call to Order: John Peska called the meeting to order at 7:00 p.m. This meeting was recorded.
Review and Approval of Minutes: In the November 6 minutes Kara asked that, under Old Business, Gateway Update, the first sentence be changed to read: Kara proposed that the gate be locked on November 15, not closed, as written. With that correction, Lew moved to accept the November 6 minutes. Wendy seconded, and all voted in favor. Motion carried.
Public Business
Financial Report:Conservation:$218,447.22
Forestry: 24,616.93
Walker Road: 709.49
Correspondences: DES Forest Statuary Permit by Notification, dated October 27, 2023 Monadnock Conservancy Newsletter
New Business
Ryan Owens, Monadnock Conservancy: Ryan attended the meeting at WCC request to discuss the Nerrie easement and the money the Commission pledged for the project in 2017. He explained that the money could be used for surveying, lawyers, site research, the Monadnock Conservancy staff, recording fees, and future monitoring. Because the easement is not complete, no money is due at this time from the Commission. Though estimated costs have increased significantly, the Commission will not be asked for any more money than was approved in 2017. In order for the town to receive something tangible for the money they give, and to meet state statutes, they will be named in the deed. Wendy asked if that means the town will have an executory interest and Ryan answered, “Yes.” She then asked if the Conservancy will be responsible for the monitoring and Ryan said they would be and stated the town should ask to see the Conservancy’s monitoring reports.
Steve Dalessio asked if all the Nerrie land in the easement would be in Walpole. Ryan explained that, of the (current) 147.5 acres, 106.2 acres are in Walpole.
Lew asked if this easement would be different because Distant Hill is a non-profit. Ryan answered no, that every landowner is treated equally.
Wendy asked what steps should be done and when. Ryan recommended the following steps:
1. Consider and understand what Executory Interest means and involves.
2. Ensure that the Selectboard is willing to sign it.
3. Consult the NHACC guidelines for how to take money out of conservation funds for the easement.
4. When the Nerries have completed the easement, schedule a required public hearing about the property easement: money involved and Executory Interest.
Alicia offered to put these steps on the Commisssion’s drive for reference.
Kate Buckman, Connecticut River Conservancy: Kate reviewed the relicensing process currently underway for dams in Bellows Falls, Vernon, Wilder, Turners Falls, and the Northfield Mountain Pumped Storage. She stated the process normally takes 3-5 years, but this relicensing started in 2012 and still has two years to go. She said shutting down Vermont Yankee and two government shut-downs have caused the delay, and Great River Hydro was conducting a variety of studies from 2013 – 2019.
In 2020 Great River Hydro submitted an amended final license application. They not only had to address power generation, but they also had to give equal consideration to endangered species, water quality, recreation, and historical and cultural resources. In other words, they need to address how they will enhance the communities and provide protection, mitigation, and enhancement.
Kate stated she came to the Commission now because FERC has the Ready for the Environmental Assessment and this will be the last time for public comments. She said this would be the time for our community to comment on erosion along the river, recreation, and poor maintenance or lack of public access. She asked if the Commission has a conservation plan and if the plans in the license are in line with it. Do the the proposals in the application address where this community wants to be in 40 years (the length of this license)?
Kate stated that the CRC strongly believes that the application should require monitoring within the first 10-20 years, not wait till the end of the 40, to determine if the provisions are adequate.
Kate said FERC’s Ready for Environmental Assessment will begin somewhere between February and March and will be open for 60 days.
Steve Dalessio feels that loss of land is the primary concern in Walpole.
Alicia asked if the application can be reviewed before the public comment period begins. Kate said it is available now on the FERC docket. She will also send a hard copy to John. She said it is quite lengthy and overwhelming and recommends looking at Exhibit E – Environmental Review, which has a good Table of Contents. She also referred to Exhibit G, maps of project boundaries. Kate offered to come back and evaluate comments before they are submitted to FERC.
Alicia stated the Commission should try to link the relicensing to their updated conservation plan.
Old Business
Topics for Annual Report: Kara asked Commissioners what they would like to include in the annual report, due in mid-January. They would like Kara to highlight accomplishments for the year (trail work, forester, Rail Trail, Gateway work, property stewardship). Focus areas for next year include property stewardship, trail plans, and dam relicensing.
Barry Scholarship: John reported that Justin Cassarino and Amy Treat will identify a scholarship recipient by January 15.
Fanny Mason Clean-up: John said the individual who has been cleaning the area will continue to do so. She reports that it is in the worst condition it has ever been. There is evidence of undesirable activity. It it generally cleaned once a week.
It was reported that the stone steps on the east side and the structures need to be repaired. Lew gave a brief history of the construction of the structures. He also said there had been plans to remove the steps but it hasn’t been done yet. He said that since they aren’t functional, they should be torn out and also suggested cutting down or pruning trees on both sides for greater visibility. Lew reminded the group that there is a trail head here, and the more activity the trail gets, the less undesirable activity that occurs. He said that making the area more pleasant and inviting will boost use. John stated plans for repair etc. should be made in the spring. Kara said she spoke with David Konesko of DOT about the state-owned property. She reminded the Commissioners that any mowing or upkeep of the area would be of state-owned property but Kara seemed to think this would not be an issue.
Kara asked if trees can be taken down on state-owned property. Lew said they will need to talk to the state before any tree removal is done.
NHACC Dues: Lew stated that annual dues are $250, due in October. Lew moved to pay the $250 NHACC dues. Alicia seconded and all voted in favor. Motion carried.
Cranberry Meadow Update: John said he spoke with Mike Hubbard about the clean-up. Mike is not interested in cleaning the area for the state inspection. John spoke to Mark Houghton about it and will follow up with Mark next week about the state requirements. He has a DES contact who would issue the permit if work is to be done with machinery.
Wendy reported that, while looking at the files on Cranberry Meadow, she discovered a 1994 letter from Harold Putnam to Leslie Hubbard. They had a legal search done of the land. Since the search showed that since no taxes were paid on the land and no member of the Knapp family claimed the land, the land belongs to the Town of Walpole by adverse possession.
Gateway Update: Kara asked if anyone had locked the gate on November 15; no one had. Lew said he would lock it.
Other Business
Walpole Trails Subcommittee: Wendy reported that the Fanny Mason Bridge is fixed. Steven Dumont talked about the repair.
Kara planned a trash clean-up near Dexpart on November 12 and collected 210 pounds of litter.
5 trees are down on the Fanny Mason Trail.
Commission Website: Steven stated there have been some changes to the website that have not been approved by the commissioners. Wendy stated there is some incorrect information on the website. Alicia said she would talk to France about the website.
Rail Trail: Wendy reported that the RTP Grant work officially ended November 7. A trail walk took place on the 19th; 15 people participated. The walk was from Route 123 to Black Jack Crossing with shuttles returning the walkers. Wendy said they had a number of positive comments from participants.
Wendy also stated:
1. They paid the contractor.
2. Rich found the $5,000 Fanny Mason money.
3. The final report was sent to the RTP people.
4. The bond money was returned to Lew.
5. The $20,000 grant money should be on the way.
6. A visit will take place but has not yet been scheduled.
Property Monitoring: Alicia gets reminders about property monitoring. Wendy will do the Graves Easement and Ballam Farm. Someone needs to fill out the forms for Wendy and Will’s property.
John had a call from Phil Warren, who said he will be walking the Nelson Town Forest on Wednesday at 4:00 p.m.
Adjournment: Wendy made a motion to adjourn the meeting. Steven seconded and all voted in favor. John adjourned the meeting at 8:47 p.m.
The next meeting will be on Monday, January 8, 2024.
Respectfully Submitted,
Jean Kobeski, Recording Secretary
** These minutes are in draft form until approved at the January 8, 2024 meeting.
Zoning Board of Adjustment Agenda
December 20, 2023
7 pm
Town Hall
Roll Call: Appointment of alternatives if needed.
Minutes: Approve minutes of October and November 2023 minutes.
Old Business:
Public Hearing for a Variance: Walpole Foundation, 75 Westminster St., is proposing a new building for the Walpole Village School and single-story homes for senior citizens on Map 20, Lot 11. Article 9, section 1, a provision to utilize the property for a purpose that doesn’t meet minimum lot size.
Election of Vice-Chair and one Board member
Short-term Rentals
More discussion?
Attached is Latest decision of the NH Supreme Court.
https://alfanolawoffice.com/a-landmark-decision-on-short-term-rentals-and-zoning/
Walpole Planning Board Agenda
December 12, 2023
7 pm
Town Hall
Roll Call: Appointment of alternatives if needed.
Minutes: Review November minutes.
Call to order:
Old Business:
Public Hearing continues from October meeting. Site Plan: NGP Management LLC/Walpole Properties, LLC. Tax Map 12, Lot 56. Commercial District, proposes 1815 Square-foot Dunkin coffee shop with drive-thru at intersection of Route 12 and Upper Walpole Road.
Public Hearing for Site Plan: Alyson’s Orchard: Adam Naeck proposed an addition to the farm store and seven clamping sites. Tax Map 4, Lot 44, 57 Alyson’s Lane, Commercial/Industrial district.
Workshop: No workshop this month.
Next meeting is January 9, 2023.
The Walpolean 
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