The Walpolean

Walpole Planning Board Minutes

September 8, 2026

Town Hall

7pm

Role Call: Board members: Present: Chair Jeff Miller, Vice-Chair Dennis Marcom, Clerk Jason Perron, Jeff Harrington, Select Board Representative Steve Dalessio. Alternates: Travis Adams, Tom Murray. Absent: Board members Joanna Andros and Trevor MacLachlan.

Call to Order: Mr. Miller called the meeting to order at 7:06 pm. He asked Mr. Murray to sit in for Mr. MacLachlan and Mr. Adams to sit in for Ms. Andros. They both agreed.

Review of the August 2026 minutes:

Mr. Marcom had two corrections on page 1. In the second to last paragraph, the number of children should be 7, not 2, to 12 children. In the last paragraph, timberland should be included as districts allowing this type of day care. Mr. Dalessio said the entire sentence can be deleted because the previous sentence says “allowed in any zoning district where residential use is permitted.” Mr. Murray pointed out that the date of meeting was September 11 not September 8. Mr. Miller asked for a motion on the amended minutes. Mr. Marcom made the motion for approval of the amended minutes. Mr. Harrington seconded the motion and the motion carried.

The rest of the meeting the board discussed adding Plan Approval Limitations, as an amendment, to the site plan. 

Plan Approval Limitations: Planning Board site plan approval shall lapse after a two (2) year period from the date of approval unless substantial development had commenced or a request for an extension for one (1) year has been submitted prior the original approval lapsing. To receive protection pursuant to RSA 674:39, and as it may be amended, the applicant shall have completed active and substantial development and substantial completion as follows:

1. Active and substantial development: construction of basic infrastructure to support the development, including, but not limited to, foundation walls and footings, driveway and parking lot construction to a minimum of gravel base, utilities, construction of all drainage improvements, and installation of all erosion and sediment control measures.

2. Substantial completion: completion of all on-site and off-site improvements specified in the plan approval.

Trevor McLachlan’s comment.

In New Hampshire, the term “substantial completion” in construction contracts is defined as the stage where the project is defined where the project is sufficiently complete to be utilized buy the owner for its intended purpose, according to the district of New Hampshire. This means the project is not necessarily 100% finished, but rather, it is at a stage where it can be used for its intended function even if some tasks or defects remain.

Elaboration:

Purpose-driven: Substantial Completion is about the ability to use the project for its intended purpose, not necessarily about the final, absolute perfection in every detail.

Practical utility: The project is considered substantially complete when it is functional and can be occupied or utilized for its intended use, even with minor defects.

Key milestone: Reaching substantial completion in a construction project, as it triggers various legal and contractual obligations, such as payment deadlines and warranty periods.

Not final completion: Substantial completion is distinct from final completion of all remaining work, including punch list items.

Mr. Miller will send a copy of this amendment to the town attorney, Jeremy Hockensmith for his comments.

Eventually this amendment will need to have a public hearing. It does not go on the March warrant. It does need approval from the Walpole Planning Board.

Adjournment

Mr. Perron made a motion to adjourn. Mr. Harrington seconded the motion and the motion carried. The time was 7:44 pm.

Respectfully submitted

Marilou Blaine 

WPB Recording Secretary

Walpole Planning Board Minutes

August 8, 2026

Town Hall

7 pm

Role Call: Present: Chair Jeff Miller, Vice-Chair Dennis Marcom, Clerk Jason Perron, Jeff Harrington, Joanna Andros, Trevor MacLachlan, Select Board Representative Steve Dalessio, Alternate Tom Murray. Absent: Travis Adams.

Call to Order: Mr. Miller called the meeting to order at 7:02 pm.  A full board was present so an alternate was not needed to fill in. 

Review Minutes of the July 2026 meeting: Mr. Marcom made a motion to approve the minutes as written. Mr. Harrington seconded the motion and the motion passed unanimously.

Presenter: Sarah Bollinger from Southwest Region Planning Commission was at the meeting to answer questions about the proposed adoption of an amendment to Walpole’s Zoning Ordinances to include the following:

1. Adding definitions for “family day care home” and “family group day care home” to Article XX.

2. Adding a new subsection, Article IV.O. addressing these uses, and

3. Amending the table of permitted uses, to identify where the uses are permitted and to cross-reference Article IV.O.

Ms. Bollinger said the state is very much behind this addition to zoning ordinances in the state because of the need for child care of young child so parents can become part of New Hampshire’s workforce. The two types of child care she was speaking of were:

Family Day Care Home: As defined in RSA 170-E:2, IV(a): an occupied residence where child day care provided for less than 24 hours per day, except in emergencies, generally for up to 6 children from one or more unrelated families, subject to applicable State licensing requirements.

And Group Family Day Care Home: As defined in RSA 170-E:2 IV(b); an occupied residence where child day care is provided for less than 24 hours per day, except in emergencies, generally for 2 to 12 children from one or more unrelated families, subject to applicable State licensing requirements.

These would be allowed in any zoning district where residential use is permitted in the primary dwelling or within an existing accessory building. In Walpole that would be Residential A and B, Rural/Ag and Commercial Districts but not in the Industrial or Timberland districts.

The NH Department of Health and Human Services under He-C 4002 will oversee the requirements of these day care homes.  It does not require a special exception and shall not be subject to a local site plan review. Nothing in this section shall be construed to override any private covenant, including homeowners’ association covenants. The state does the licensing and caregivers follow their criteria. The state requires fire and septic inspections.

Towns have no say in any of the requirements including parking, picking up and dropping off children. Concerns of the Board were parking and more importantly that neighbors of these homes taking care of children would not be notified in advance.

The next step in the process is to have a public hearing this fall. The Board has to vote on the final language of the amendment and make a recommendation to support or not support the final language. If there are substantial changes in the language of the amendment, it may need an additional public hearing. If the amendment stands as written, it will go to the Town Clerk to be placed on the warrant and voted on in March 2027 at the town election.

The amendment will be available for public inspection at the Town Hall and will be put on the town website, which is www.walpolenh.us, before the public vote by ballot in March.

The amendment will read something like this:

Are you in favor of the adoption of Amendment No. 1 as proposed by the Planning Board to amend the Walpole Zoning Ordinances by adding definitions for family day care homes and family group day care homes, adding a new subsection to Article IV governing these uses, and amending Appendix B. Table of Permitted Uses to identify where these uses are permitted?

This amendment updates Walpole Zoning Ordinances to align with State law allowing home-based child care by right as an accessory use to primary zoning districts where residential uses are allowed, subject to applicable State requirements.

Adjournment

Mr. Perron made a motion to adjourn the meeting. Mr. Harrington seconded the motion and the motion carried. The time was 7:55 pm.

Respectfully submitted,

Marilou Blaine

WPB Recording Secretary

Planning Board Workshop Minutes

June 23, 2026

Town Hall

7 pm

Roll Call: Board Present: Chair Jeff Miller, Vice-Chair Dennis Marcom, Clerk Jason Perron, Joanna Andros, Trevor MacLachlan, Select Board Representative Steve Dalessio, Alternate Tom Murray.

Presenter: Sarah Bollinger from Southwest Region Planning Commission.

Purpose: Make it easier for qualified providers to operate licensed home-based child care programs. Walpole’s 2025 zoning ordinance does not address family-based child care. Because Walpole has a permissive zoning ordinance, the absence of any provision for family-based child care means it is not allowed, which is not consistent with current state statutes.

Ms. Bollinger suggested amending the ordinance to include two types of family day care and amending Article IV to include the new ordinance. They are:

Family Day Care Home: As defined in RSA 170-E:2, IV(a): an occupied residence where child day care provided for less then 24 hours per day, except in emergencies, generally for up to 6 children from one or more unrelated families, subject to applicable State licensing requirements.

And Group Family Day Care Home: As defined in RSA 170-E:2 IV(b); an occupied residence where child day care is provided for less than 24 hours per day, except in emergencies, generally for 2 to 12 children from one or more unrelated families, subject to applicable State licensing requirements.

These would be allowed in any zoning district where residential use is permitted in the primary dwelling or within an existing accessory structure. In Walpole that would be Residential A and B, Rural/Ag and Commercial Districts. Not in Industrial or Timberland.

The concern of Board members was there would be no oversight by the town. A person applying would no longer need a variance from the Zoning Board and there would be so site plan from the Planning Board. Would any one in the Town Offices even be alerted that such an operation of a home-based child care facility even existed? Board members thought strongly that homeowners in neighborhoods had a right to know what was going on in in their neighborhoods.  

Ms. Bollinger is going to follow up with the hope that when getting licensed by the state that someone in the Town Offices is notified. That now happens when individuals get DES approval, etc.

The timetable for this project is to meet again in a couple of months. Any new zoning ordinances must have a public hearing so that could happen in early fall and then it would be put on the warrant in January and voted on by townspeople in March.

The ordinance would read as follows:

“Family Day Care Homes and Group Family Day Care Homes

“Family day care homes and group family day care homes, as defined in Article XX, shall be allowed by right as accessory uses to a lawful residential us in any zoning district where a primary residential use is permitted.

“Family day care home and group family day care homes may operate within the primary dwelling or within an existing accessory structure, provided applicable requirements for such programs adopted by the New Hampshire Department of Health and Human services under He-C 4002 are met.

“Family day care homes and group family day care homes shall not require a special exception and shall not by subject to local site plan review.

“Nothing in this section shall exempt the use from applicable site licensing, building, fire, health, life safety, water supply, or sewage disposal requirements.

“Nothing in this section shall be construed to override any private covenant, including homeowners’ association covenants.”

Ms. Bollinger also mentioned the Monadnock Economic Development Corporation which helps foster local child care programs. According to MFDC home-based child care is one of the fastest way to add licensed slots in rural towns.

The meeting concluded at 8 pm.

Respectfully submitted,

Marilou Blaine

WPB Recording Secretary

Walpole Planning Board Minutes

June 9, 2026

Town Hall

7pm

Roll Call: Board Present: Chair Jeff Miller, Vice-Chair Dennis Marcom, Clerk Jason Perron, Jeff Harrington, Joanna Andros, Trevor MacLachlan, Select Board Representative Steve Dalessio. Alternates Present: Travis Adams, Tom Murray.

Call to order: Mr. Miller called the meeting to order at 7 pm. A full board was present so an alternate was not needed to fill in. As residents continued to trickle in, board members twice had to go to the basement for another rack of chairs. The actual meeting started about 10 to 15 minutes later.

Minutes: Review minutes of the May 2026 meeting. Mr. Marcom made a motion to approve the minutes as presented. Mr. Harrington seconded the motion and the carried unanimously.

Old Business:

Public Hearing No. 1: 

Site Plan Application: Hubbard Farms, Jim Wilson and Mark Houghton presenters. Enlarge building at 45 Hidden Acres Lane, Town Tax Map 4, Lot 3-5 in the Rural Agriculture District, Currently the existing building is 40 feet by 60 feet Proposed is an addition of a 35 feet by 35 feet. There are five parking spaces.

Mr. Houghton showed a picture of several buildings in a row on Hidden Acres Lane. The smallest one was the building that would be enlarged. It is used so personnel can shower before and after being in any of the buildings on the property. This is a safety precaution so personnel will not take in or leave with any possible contamination. Mr. Marcom made a motion to approve Mr. Houghton’s request. Mr. Harrington seconded the motion and the motion carried unanimously.

Public Hearing: Continued from May.

Site Plan Application: Snowplow Sales Development, Brookside Real Estate LLC Mike and Levi Hubbard, 538 Main Street, Tax Map 12, Lot 58, Commercial District. This project includes a 3,360 square-foot office and a two-story 8,000 square-foot store for snowplows sale as well as small equipment and landscaping items. The store is in the timber frame style. A warehouse will be behind the store. There will be bins with various types of soil and mulch in them along one boundary line and two larger ones for sand and salt. They will host a landscaping business. John Noonan of Fieldstone Land Consultants made the presentation.

Mr. Noonan explained that the property is located on Main Street which intersects with Route 123/12 and Upper Walpole Road. It is 75.5 acres and located in the commercial district. Besides the two buildings there will be an outdoor display area on the left as one enters the property, parking spaces on three sides of the office and on the perimeter of the parking lot. The parking lot will be asphalt. There is a wetland area off to the south that will not be touched. However, they do need and are planning on getting an Alteration of Terrain permit from the state to deal with storm water. There is an infiltration basin at the east portion of the property. Trees will be placed at the entry way and along the eastern boundary line. There will also be shrubs and flowers around the office and parking lot. Instead of a private well on the property they have decided to hook up to the local water system that runs along the western side of Route 12. That means going under Route 12, all the lighting is dark sky compliant and down lit. They have received a driveway permit from NHDOT.

John Peska, co-chair of the Walpole Conservation Commission, read a letter about their concerns on environmental impacts. It says, “A significant concern due to the slope of the parcel, is the flow of storm water into Blanchard Brook, which borders the northern boundary of the parcel flowing west through the Malnati farm and directly into the Connecticut River. Both surface and underground water flow of storm water and/or industrial spill would contaminant a valuable waterway. … Development should be restricted to area within the established 200 foot width of commercial zoning. 

“The height of the lights, their intensity, and their color, should not disturb the night vision of passing drivers, nor should they attract insects, or impact migrating birds using the Connecticut River Valley flyway.

“To conserve the rural character of our town and overall quality of life, as stated in our 2006 conservation plan for protecting drinking water, wildlife habitat, and agricultural soils are our highest priorities…The State of New Hampshire has designated the soils of the parcel being proposed for development, of local importance.”

The rest of the meeting continued with residents discussing the driveway and their safety concerns. Ms. Pauline Barnes asked the Hubbard brothers to consider changing their minds about the location of the driveway. Others did the same. The flow of cars will be cars from three different directions. Those entering Route 12 from a slip of road that come from Main Street. Then there will be cars coming from both the south and north on Route 12. Those coming from the north will have to cross two lanes of traffic to enter the site.

Mr. Miller asked Mr. Levi Hubbard how much traffic he expected. Mr. Hubbard replied there would be 15 employee cars or trucks and from 10 to 50 cars daily depending on the season.

Hank Shedd said the placement of the driveway is a challenge for drivers. They have several places to look. If a driver is coming from the slip he has to look in his rear vision mirror to check for cars coming from the south as well be aware of anyone in front of him as well as anyone turning from the northern lane to see if anyone is going to cross two lanes to enter the site. Mr. Matthias Gohl said the cars entering from the slip seem to pose the biggest problem. He could envision rear end collisions. He suggested that maybe the town should be looking at fixing that problem. The sentiment of these two people was repeated over and over.

Mr. Miller explained that he had contacted the NH Municipal Association about the matter of the driveway cut and the that the board had a problem concerning the safety of drivers considering the layout of lanes near the cut. What would happen if the Board denied the site plan due to safety concerns. “Do we have any legal standing? We have no expertise or data just our intuition?”

Mr. Jonathan Cowal, Legal Services Counsel with the Association, replied “As a general rule, you are not going to be able to deny an application due to safety concerns related to access to a state highway, especially if it based solely on intuition. Even if you have empirical evidence to support this concern. I think at best you could bring it to the attention of the state and see if they are willing to enforce anything. But even then the planning board does not have control over access to a state highway so you would not be able to deny an application based solely on concerns related to the access point on the state road.” Therefore, Mr. Miller said, if the board did deny it, the matter would most likely go to Superior Court, cost the town a great deal of money and would not win the appeal.

There being no more comments from the public Mr. Miller closed the public hearing at 7:50 pm.

Board members considered the application. Ms. Andros and Mr. Marcom both voiced their concerns about safety for drivers and hoped for another solution. Mr. Marcom summed it up by saying, “It flies in the face of common sense.” 

Mr. Perron made a motion to approve the site plan, Mr. Harrington seconded the motion and the motion was approved in a vote of 6 yeas and 1 nay.

Signage

Mr. Noonan showed a picture of the new sign. It is 4 feet by 8 feet and continues in the style of the building, timber frame. It is 20 feet high, will be placed near the entrance. Two independent sign panels advertise two services – Connecticut Valley Yard Work and Snowplow Sales. A heavy chain holds the two panels. It is made of cedar or Douglas Fir and will be lit from below.

Adjournment

Mr. Perron made a motion to adjourn. Mr. Harrington seconded the motion and the motion carried. The time was 8:15.

Respectfully submitted,

Marilou Blaine

Recording Secretary