The Walpolean

Walpole Planning Board Minutes

 July 8, 2025

Town Hall

7 pm

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

Call to Order: Mr. Miller called the meeting to order at 7 pm.

Minutes: Review of June 2025 minutes. Ms. Andros made a typo correction on page 1, second to last paragraph. Mr. Marcom moved to accept minutes as corrected. Mr. Perron seconded the motion and the motion passed.

New Business:

Bevin Mitchell, signage at 32 Wentworth Road, Residential A district.

Bevin Mitchel made a request for signage for her B&B on Wentworth Road. Mrs. Mitchell said Matt Saxton was making the sign but it was not yet finished. She presented a picture of the shape of the sign. It is a 3-foot-by-2 foot free-standing sign and will be double-sided. It will be placed 10 feet from the road in the first of three driveways. She choose a shape similar to one that might have been used in the 1700s because that is the time period of when the section of her home she is using for the B&B was built. It will be on a post about 4 or 5 feet high.

Since the sign and placement conform to the Residential District Zoning Ordinance, there were no questions. Mr. Perron made a motion to approve the sign. Mr. Harrington seconded the motion and the motion carried.

Lot Line Adjustment: Robin Sanctuary. Property on 5 Hooper and 00 Old Keene Road, Town Map 8, Lot 8-2 in the rural/agricultural district. 

Ms. Sanctuary requested a public hearing on this matter. She wants to annex 1 acre from Lot No. 2 and 2 acres from Lot No. 3  to the lot abutting her property to the south, 27 Hooper Road. Mr. Perron made a motion to hold a public hearing for the lot line adjustment in August. The motion was seconded by Mr. Harrington and the motion carried.

DADUs: Mr. Tom Aldrich was at the meeting to discuss DADUs or Detached Accessory Dwelling Units.

DADUs are 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 to sleeping, eating, cooking and sanitation on the same parcel of land as the principal unit it accompanies.” 

Adjournment

Mr. Perron made a motion to adjourn. Mr. Marcom seconded the motion and the motion carried. The time was 7:45 pm.

These minutes are unapproved and will be reviewed at the August meeting for corrections. 

Respectfully submitted,

Marilou Blaine

Walpole Planning Board Minutes

June 10, 2025

Town Hall 

7 pm

Roll Call: Board present: Chair Jeff Miller, Dennis Marcom, Jason Perron, Jeff Harrington, Joanna Andros, Trevor MacLachlan, Select Board Representative Steve Dalessio. Alternate: Travis Adams. Absent: alternate Bill Carmody.

Call to Order: Mr. Miller called the meeting to order at 7 pm. A full board was present so there was no need to appoint an alternate to fill in.

Minutes: Review minutes of May 2025. Mr. Marcom made a motion to approve the minutes as presented. Mr. Harrington seconded the motion and the motion carried unanimously.

New Business: 

Signage at Blue Seal:

Free-standing sign near Route 12, with an Electronic Messaging Board. Internally Lit Wall Sign on building. Couple of smaller signs: on the containing propane silo and one near driveway entrance to the store. Presenter Justin Parker of Classic Signs Inc. LLC in Amherst, NH. The property is at 334 Main Street, Tax Map 12, Lot 59 in the commercial district. Blue Seal was formerly owned by Achilles Agway.

Mr. Parker said he was at the meeting to get approval for four signs: a wall sign on the building, a free-standing sign near Route 12, a sign near the entrance driveway to the store and a sign on a propane tank, which is 118 feet to the north of the doors to the building. The sign on the propane tank is 3.89 square foot, single sided vinyl. The entrance sign is 3 feet 1 3/4-inches. The size of these signs comply with Walpole’s Zoning Ordinances on signage.

 However, the wall sign on the building and the free-standing sign are larger than the 32 square-foot maximum spelled out in the zoning ordinance. So he is asking for a variance. He said he believes these signs should not be smaller because cars going by at 55 mph wouldn’t even notice the Blue Seal sign and reducing the size of the sign takes away from their intrinsic design. Actually the cars passing Blue Seal should be going 35 mph. Variances are decided by the Zoning Board of Adjustment. The secretary will put him on the agenda for June 18.

The wall sign on the building has the Blue Seal logo and below it says FARM – HOME. Its size is 49.58 square feet, single-sided and internally lit. The free-standing pylon sign has the Blue Seal Logo and the words Farm – Home. Between the words FARM and Home is a tiny rooster on both signs. There is an additional space for a “reader” board of 2 lines of 6-inch copy on the Route 12 sign. This sign is double faced and the electronic reader board would change every couple of minutes to say something else. The choice of what goes on the message board is up to the owners.

 Mr. Harrington worried the message board might distract drivers. He read from sign provision No. 3 “oscillating, rotating flashing, neon, or other tubular gas signs are not permitted except when used for public safety purposed by a governmental entity?” Mr. Marcom also mentioned provision 3 but other Board members didn’t stater concerns about the message board.. 

Mr. Parker also submitted back-up renditions of the signage on the building and near Route 12 that comply with Walpole’s sign ordinance in case his request for a variance is turned down.

Mr. Harrington made a motion to approve the sign on the propane tank and sign at the entrance driveway. Mr. Perron seconded the motion and the Board voted unanimously in favor of the motion.

Phase 3 at Abenaki Springs

Mr. Miller said the Select Board recently had a discussion of Phase 3 at Abenaki Springs. He said given that there have been so many changes in that area over the last few years he thought Phase 3 would need go through a Site Plan Review. Mr. Dalessio said Avanru Development used the words “substantially complete” to indicate they might be ready. However, Mr. MacLachlan, who works in construction, said Avanru may have some of the infrastructure in place such as electrical, water and sewer but that doesn’t cover “substantially complete” in the construction industry. There isn’t even a draft of the building, he said. The Board will revisit this topic next month.

Adjournment

Mr. Perron made a motion to adjourn. Mr. Marcom seconded the motion and the motion carried. The time was 7:35 pm.

These minutes are unapproved and will be reviewed on July 8 for any corrections.

Walpole Planning Board Minutes

May 13, 2025

Town Hall

7 pm 

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

Call to Order: Mr. Miller called the meeting to order at 7 pm.

Minutes: Review minutes of April 2025. On page 2, section on adjournment Ms. Andros corrected the word “passes” to “passed.”  Mr. Harrington made a motion to approve the minutes as amended. Mr. Perron seconded the motion and the motion carried unanimously.

Old Business:

Site Plan: Public Hearing: 1,400 square-foot Domino’s Restaurant, 504 Main Street, & Red Barn Lane, Tax Map 12, Lot 13-3 Unit 2 A, Commercial District. Agent Chad Branon Fieldstone Land Consultants, Applicant and owner is Acorn to Sky Investments LLC in Meriden, NH.

John Noonan, project manager for Fieldstone Land Consultants, presented the proposal and announced the answer to two previous questions the board had. There will be no seating in the building. The business is for take-out only. Customers may go in the building for pick up. And yes there will be delivery.

Mr. Noonan continued that this is a hearing for a Domino Pizza on land that is a condo lot. It is Tax Map 12, Lot 13-3, 2A and shares an access entrance road with Dollar General off of Red Barn Lane and abuts Tractor Supply to the north. This plat supersedes a recorded plat that the Planning Board did not approve. That plat was filed with the Cheshire County Registry of Deeds in Keene in April 2024.

The plan presented included revised elevations. The color of the siding of the building is castle stone or beige with white trim and a black asphalt roof. It is a design that will fit well in the community, Mr. Noonan said. It has a gable roof in the center. The entrance to the building is at the end of shared driveway with Dollar General and then goes around to the back of the building to the take-out window and comes around in the front of the building to exit. The remaining land is convertible land, which means that it may have another business on it, wetlands and a pond. Operation hours will be 11 am to 8 pm.

Mr. Noonan pointed out a couple of sites where there is drainage, one in the top right-hand corner of the lot and one near Red Barn Lane. Lighting is mounted on two poles and there is lighting on the building. Landscaping will consist of trees and shrubs. He mentioned a few red maples, Ms. Kim lilacs, hydrangeas and he pointed out the location of the enclosed dumpster, which also will be surrounded by shrubs. The electrical box will also have shrubs surrounding it. The entire project will connect with town water and sewer on Red Barn Lane. It was suggested that Mr. Noonan contact Walpole Fire Chief Mark Houghton to get approval on fire safety. 

Mr. Miller asked if there were any other questions. Being none he closed the public hearing at 7:15 pm. The Board had no more questions. Mr. Harrington made a motion to approve the site plan as presented and Mr. Perron seconded the motion. Mr. Miller thanked the owner, Bobby Oakes, for working with the Board to sort out the “condo” problem.

There were a few Walpole residents at the meeting and Chris Burchstead raised her hand and asked when they were going to have their input at the meeting. The time for them to speak up was when Mr. Miller asked if there were any other questions. The gist of their concern was another drive-up business and more traffic. Mr. Miller point out that this is in the commercial district and the Board cannot determine which businesses can or cannot locate in it. As long as a business follows the site plan the Board cannot legally oppose the project. Mr. Perron reminded them that a couple of years ago that there was an article on the warrant to ban formula businesses of which Domino’s Pizza is one. That article was turned down by residents. Holly Gowdy, who has land that abuts land on which the Domino Pizza will be built, was there to complain about the traffic on that section of Route 12. She said trailer trucks go 60 miles per hour down that stretch of road. It is dangerous and she fears there will be a fatal accident. She thinks there should be more of a police presence on that portion of Route 12.  Select Board member Carolyn Vose advised anyone who has a complaint should call the police department, not 911, but the regular police department number. 

Lot Line Adjustment: Public Hearing, Nathan Bisson and Allegra Pickering, 310 Main Street: Tax Map 24, Lot 13-14, 14-1 and 15. Residential A and Commercial District. Swap land between Doug Palmer and Bisson/Pickering.  0.13 acres from Palmer to Bisson/Pickering for front lawn. 0.14 acres on Main Street from Bisson/Pickering to Palmer of Old Hewitt Barn Properties. Purchase from BNB Realty to Bisson/Pickering 0.04 acres. Total acreage of Bisson/Pickering now 8.66 acres, formerly 8.4 acres.

This lot line adjustment is a swapping of small parcels of land mainly to straighten out boundary lines. There was a small adjustment to the plat that Surveyor Joe DiBernardo presented. It regards fencing that BNB put up on the western boundary for its preschool. That was readjusted to 38 square feet being annexed to BNB property. With the lot line adjustment Bisson/Pickering get a new front lawn. The final tally is .52 acres after adjustment for BNB; 1.5 acres for Hewitt Barn; and a final 8.66 acres for Bisson/Pickering.

Mr. Marcom made a motion to approve the lot line adjustment as presented. Mr. Harrington seconded the motion and the motion carried unanimously.

Zoning Ordinances: The changes to Walpole Zoning Ordinances that were approved in March have been reorganized into a new booklet that will soon be available. Southwest Regional Planning Commission was in charge of the work. The booklet will soon be copied and distributed.

Adjournment: Mr. Perron made a motion to adjourn. Mr. Harrington seconded the motion and the motion carried unanimously. The time was 7:45 pm.

These minutes are unapproved and will be reviewed at the June 10, 2025 Planning Board meeting.

Respectfully submitted,

Marilou Blaine

WPB Secretary

Walpole Planning Board Minutes

Tuesday, April 8, 2025

Town Hall

7 pm

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

Call to Order: Mr. Miller called the meeting to order at 6:59 pm. He asked Mr. Adams to sit in for the absent board member. Mr. Adams agreed.

Minutes: Review minutes of March 2025 meeting. Mr. Perron made a motion to approve the March minutes as presented. Mr. Harrington seconded the motion and the motion carried.

New Business:

Election of Officers

Mr. Harrington made a motion to keep the slate of officers the same as those who are currently serving. Mr. Perron seconded the motion and the motion carried.

Old Business:

Agent Chad Branon, Fieldstone Land Consultants presented. Applicant is Acorn to Sky Investments LLC in Meriden, NH. Discussion of the condo land and application for a site plan. Tax Map 12, Lot 13-3 Unit 2, commercial district. Proposed use is a 1,400 square-foot Domino’s Pizza restaurant.

Mr. Branon stated thee has been confusion over this property. He acknowledged that a plat was registered at the Cheshire County Deeds without approval of the Planning Board. Mr. Branon provided a new plat. This plat consolidates the unapproved lots into one lot that conforms to the Walpole subdivision regulations. This plat supersedes the plan that was registered before at CCRD, which was Plan No 22117. The property is designated as Unit 2A.

Mr. Dalessio reminded Mr. Branon that regarding development of the entire parcel, 30 percent must be green space. After a quick look at the what the building would look like, Mr. Miller asked if there were any other models. Ms. Andros asked about vegetation and Mr. Branon  said there would probably be trees and shrubs in the front of the building. Mr. Dalessio didn’t approve of the flat roof. Is this a restaurant with seating inside? Mr. Branon thought it was mainly a drive-thru. More discussion on the building will take place next month.

Caitlyn Baucom asked. “Why would we want this? There is zero reason why people need a Domino’s.” Ms. Baucom thought someone local should be investing in commercial property in Walpole. It needs local owners and local workers. Walpole already has plenty of drive-thru eateries already, she said.

Mr. Miller explained that this is property in the commercially zoned district and the Planning  Board cannot determine who owns a particular lot or piece of property nor what he/she does with the property. These businesses add to the town’s taxes. Also, the people working at all these establishments are local. He reminded her that a couple of years ago there was a proposal to ban any more franchise businesses and it was voted down.

Mr. Branon asked for a public hearing next month, May, for a site plan for Domino’s. Mr. Perron made a motion to hold a public hearing next month. Mr. Harrington seconded the motion and the motion carried.

Lot Line Adjustment: Nathan Bisson and Allegra Pickering, Town Tax Map 24, Lot 15; Old Hewitt Barn Properties LLC Tax Map 24, Lot 13; and BNB Realty, LLC Tax Map 24, Lot 14-1 11 Maplewood Drive. Mr Bisson and Ms. Pickering want to swap some land with the owners of Hewitt Barn Properties. 0.13 acres will be annexed to the Bisson and Pickering couple in exchange for 0.14 acres in the north and west corner to the Old Hewitt Barn property. Mr. Bisson and Ms. Pickering are also purchasing 0.04 acres from BNB Realty, LLC, After the adjustment, Mr. Bisson and Ms. Pickering will have 8.67 acres and Old Hewitt Barn property will be 1.50 acres.

Mr. Jed West presented the Lot Line Adjustment for vacationing surveyor Joe DiBernardo and asked for a public hearing for next month. Mr. Perron made a motion to hold a hearing for the lot line adjustment next month. Mr. Adams seconded the motion and the motion carried.

Mr. Miller announced that Mr. Todd Horner, executive director of Southwest Region Planning Commission, will have the Master Plan in 25 binders. Each Planning Board member will receive a copy.

Adjournment: Mr. Perron made a motion to adjourn. Mr. Harrington seconded the motion and the motion passes unanimously.

These minutes are unapproved and will reviewed at the May 13, 2025 for corrections.

Respectfully submitted,

Marilou Blaine, Secretary

cc: WPB, ZBA, Town Offices, The Walpolean. Posted: Inside Town Offices, outside Post Office, www.walpolenh.us

Walpole Planning Board

March 11, 2025

Town Hall

Second Floor

7 pm

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

Call to Order: Mr. Miller called the meeting to order at 6:59 pm. He asked Mr. Adams to fill in for the absent board member. Mr. Adams agreed.

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

Old Business: Public Hearing Site Plan: Bevin Mitchell, 33 Wentworth Road, Walpole. Town Tax Map 19, Lot 72, Residential A District. Ms. Mitchell proposes a four-bedroom, four-bath Bed & Breakfast on the 6-acre lot. Zoning Ordinance Article IV, General Provisions L.

Ms. Mitchell brought in an aerial photo of her 6 acres of property. There are three entrances to the property, two of which form a half circle on the property and all are entered from Wentworth Road. There are many places on the property to park four cars, which is a requirement of the ordinance – one for each bedroom. Ms. Mitchell said she had been touch with Fire Chief Mark Houghton and he is going to come out and look at the space. There being no questions from the public or board, Mr. Miller closed the public hearing. Mr. Marcom made a motion to approve the site plan on the condition the Board receive a letter of approval regarding the fire safety and a sprinkler system from Chief Houghton. The motion passed unanimously.

New Business:

Owner: Acorn to Sky Investments LLC, 135 Main Street, Meriden, NH 03770.

Agent’s Name: Fieldstone Land Consultants PLLC, 208 Elm Street, Milford, NH 03055.

Presenter: John Noonan, Project Manager for Fieldstone Land Consultants.

Property: 505 Main Street & Red Barn Lane, Town Tax 12, Lot 13-3-Unit 2, Commercial District, 3.320 acres, 234,8 feet road frontage on Main Street (Route 12). Proposed Use is Domino’s Pizza restaurant.

Mr. Noonan submitted an application for a subdivision and a site plan. There was confusion on the layout of the property. Mr. Noonan said the property had been registered as one lot of record.

First of all, the three condo lots were registered without the town’s knowledge and it violates the town’s subdivision regulations. So until this matter is straightened out, the Planning Board cannot move forward. Mr. Miller said currently the lot is not one lot, but two lots. Therefore, there is no way this application as it is written can be subdivided unless it is one lot of record. One avenue for that to happen is if Mr. Noonan would apply for a voluntary merger and when that is approved and registered he could proceed with his plan. Mr. Noonan agreed with that pathway. 

Adjournment

Mr. Perron made a motion to adjourn. Mr. Marcom seconded the motion and the motion passed unanimously. The time was 7:25 pm.

These minutes are unapproved and will be reviewed at the April meeting for corrections.

Respectfully submitted,

Marilou Blaine

Secretary

Walpole Planning Board Minutes

February 11, 2025

Town Hall

7 pm

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 Bill Carmody. Absent: Travis Adams.

Call to Order: Mr. Miller called the meeting to order at 7pm.

Minutes: Tonight’s minutes are unapproved and will be reviewed for corrections at the regular March meeting. 

January 2025 minutes: Ms. Andros added a period at the end of etc., corrected one typo and added the word “out” to the word “with” on page 3, paragraph 2. Mr. Miller made a motion to approve the amended minutes, Mr. Marcom seconded the motion and the motion carried unanimously.

Old Business:

Public Hearing No. 1. Subdivision, one lot into two lots.

Fieldstone Land Consultants propose a two-lot subdivision of property owned by George P. Achille Jr., Revocable Trust in Peterborough. Tax Map 12, Lot 59, 334 Main Street. Adequate road frontage is on Main Street and Route 123. There are also requests for a waiver and a utility easement on the remaining property. Contacts are Jim Axton and John E. Noonan.

Mr. Noonan said that the property, owned by George P. Achilles, Jr. Rev. Trust, is at the corner of Main Street and Upper Walpole Road and will be divided into two parcels. The parcel with the garden center will be 4 acres in the commercial district. The remaining property, 45.97 acres in the rural/ag district, will remain undeveloped. Also proposed is a utility and access easement in the driveway going into the garden center. The easement will also be for the property adjoining the driveway in the rural/ag district and includes the two houses on Main Street south of the driveway.

In an email, abutter Dave Edkins said he was unaware there was a waterline there and suggested that a formal easement with him and his neighbor would be appropriate. Mr. Miller suggested that Mr. Noonan get in contact with the town’s Water and Sewer Department and talk to Mark Houghton about the easement.  Mr. Noonan said he would do that. Mr. Miller closed the public hearing at 7:07 pm. Mr. Marcom made a motion to approve the subdivision as presented. Mr. Perron seconded the motion and the motion carried unanimously.

Public Hearing No. 2:

Old Hewitt Barn Properties LLC, owned by Douglas and Laura Palmer, 308 Main St., Tax Map 24, Lot 13, commercial district. they, propose a new 8.400 square-foot warehouse on property in back of their current storage facility. This warehouse is also for storage. 

Mrs. Laura Palmer handed out copies of the checklist to the board. Mr. Douglas Palmer said the square-footage of the warehouse has been changed to 8,000 square-feet. Mrs. Palmer said the lot at 308 Main Street is 1.49 acres and 64,904 square feet. The existing building is single-story, 8,000 square feet and 18-feet tall. Mr. Miller asked if the abutters nearest the proposed building had been contacted about the additional warehouse. Mr. Palmer said that he had talked with  both couples. Mr. MacLachlan asked about lighting. Mr. Palmer said lighting on the existing building is one dark-sky compliant light over each entry, one on the south side, one on the east side. Lighting on the proposed new building would also be dark-sky compliant with one light over each entry door, one on the northeast loading dock corner and one on the south end. A small sign on the existing building is located on the southeast corner. No additional signage is proposed.

The proposed new building will utilize the exiting driveway with minimal changes to the layout within the property. There are eight parking spaces for the existing building. An additional six parking spaces will be south of the proposed building. There will be one loading dock on the northwest corner of the proposed building. Mr. Miller closed the public hearing at 7:15 pm. Mr. Marcom made a motion to approve the additional building as presented. Mr. Perron seconded the motion and the motion carried unanimously.

New Business:

Site Plan: Bevin Mitchell, 32 Wentworth Road, Walpole, Town Tax Map 19, Lot 72, proposed a four-bedroom, four-bath Bed & Breakfast on the 6-acre parcel.

This is the zoning ordinance for Bed and Breakfast establishments:

“Bed and Breakfast establishment for the accommodation of paying, overnight guests, may be maintained as home occupations in all zoning districts provided that the number of rooms for rent in any one establishment shall not number more than four and further provided that breakfast shall be the only meal and that only for bona fide overnight guests. The conversion of a single-family residence or other buildings to a “bed and breakfast” shall require Site Plan approval by the Planning Board. Off-street parking for one car per rented room plus space for owner parking shall be provided.”

Mrs. Mitchell said that she would be converting most of her 1770 house on Wentworth Road to a bed & breakfast. There will be four bedrooms and four baths and she will be serving only breakfast. She mentioned in her application that 5 acres of the property will be for garden/walking paths for her guests.

Mr. Miller asked Mrs. Mitchell about the parking and she said she had plenty of room to accommodate the parking. She also said that she was planning on talking to Mark Houghton about putting in a sprinkler system. Mr. Perron made a motion to hold a public hearing for the proposed bed and breakfast in March. Mr. Marcom second the motion and the motion carried unanimously.

Site Plan: Shane Podmore proposes a doggie day care and kennel at 561 Main Street. Tax Map 12, Lot 19-1, commercial district.

Mr. Podmore proposes a kennel and fenced in area at 0- for dogs. The property is 1 acre with a 1,296 square-foot home. The backyard has a 130-by-40-foot fenced-in area. Mr. Podmore plans to add a 24-by-54 square-foot building with 16 runs, which would provide pet sitting options for up to 20 dogs. Ms. Andros asked what will happen with the dogs’ poop. He said it will be collected, bagged and disposed of appropriately. Mr. Podmore needs a license and inspection from the state.

Mr. Podmore doesn’t own the property as yet but will know by week’s end if he intends to buy it.  A public hearing will be held on the matter in March as requested by a motion made by Mr. Marcom, seconded by Mr. Perron and unanimously approved by the entire board. If the purchase had not been made by the March meeting date, Mr. Podmore’s agent, the owner of the house, will write a letter to the Planning Board that the closing date on the property hasn’t been made yet but will be purchased at a specific date.

Town counsel letter

Mr. Miller shared with the board information from Jeremy Hockensmith about the condo lots near Dollar General. The lots have one owner.

Adjournment

At 7:38 Mr. Perron made a motion to adjourn. Mr. Marcom seconded the motion and the motion carried unanimously.

There will be no workshop this month. 

The next meeting is March 11, 2025 at 7 pm. The meeting will be on the second floor because voting will be taking place on the first floor.

Respectfully submitted,

Marilou Blaine

Secretary

Walpole Planning Board Minutes

January 14, 2025

Town Hall

7 pm

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

Call to Order: Mr Miller called the meeting to order promptly at 7 pm. The minutes of this meeting are unapproved and will be reviewed at the February 2025 meeting for corrections.

Minutes: Review minutes of the December 2024 meeting: There was 1 correction on page 2, paragraph 2. The new Walpole Village School will be heated by heat pumps, not propane, making the entire school electric. Mr. Marcom made a motion to amend the December minutes. Mr. Perron seconded the motion and the motion carried.

NEW BUSINESS:

Public Hearing: Recommendation of Planning Board for a petition to be placed on the March 2025 warrant.

To see if the Town will vote to Amend (Article VI, Section B, 3) of Zoning Ordinances.

“Shops, restaurant and other retail building not exceeding 40,000 square feet in gross floor area, except to protect the welfare of the inhabitants of the Town of Walpole with respect to traffic, pollution, health, and safety, and to preserve the unique and distinctive appeal of the Town’s character and commercial development, drive-up window service shall not be allowed.” By petition: 31 signatures. Mr. Tom Winmill spoke to the petition.

Mr. Winmill said the reason for the petition was to retain the character of the town of Walpole. Drive-ups dehumanize the vending of services, he said. He added that there are two provisions. Businesses that may want to have a drive-up window can get one by getting a variance from the Zoning Board of Adjustment and businesses that discontinue their drive-up operation for one year will lose their drive-up window permit. He cited several town in New Hampshire that already have an ordinance banning drive-up window service – Berlin, Derry, Gofffstown, Center Harbor, etc

Mr. Winmill foresees the commercial district with Kentucky Fried Chicken establishments, Taco Bells and MacDonald’s. Walpole will attract more people from all over the region only because of these fast-food businesses. It means more traffic, cars idling, and litter.

Peggy Pshirrer said she thought the petition was too broad and it would take two pages of information to explain the meaning of the ordinance. She didn’t see any problems with the drive-up establishments currently in existence. 

Leroy Watson opposed the petition saying it penalizes people with disabilities. He has a family member with a disability and knows how difficult it is to navigate in the current environment. It is already difficult for people with disabilities to get out of a car and go into an establishment just for a cup of coffee or a piece of pizza. Why make it any harder for these people by restricting honest commerce? he asked.

There being no more questions from the public, Mr. Miller closed the public hearing at 7:18 pm. Planning Board members then spoke. Mr. Marcom said it would be very hard to explain to the public why the town needed such a policy. Mr. Dalessio added Walpole has an aging population. Mr. Miller couldn’t see why the town would need such an ordinance. He pointed out that one of the criteria for a variance is proving the hardship of the land. Where is the hardship here? Also, he said, the intent is that the drive-up window comes with ownership of the property

Mr. Carmody made a motion that the Planning Board not recommend the petition. Mr. Perron seconded the motion and the motion passed unanimously. However, the petition will automatically go on the warrant but without the recommendation of the Planning Board.

Voluntary Merger: Larry Britton, who has a farm on Watkins Hill Road, won the sealed bid for a small landlocked lot that abuts the Britton property. He wanted to merge it with the rest of his property.

Mr. Britton brought in the Voluntary Merger application notarized by Sarah Downing on January 9, 2025 that indicates the lot will be merged with the rest of his farmland and will hence be known as Tax Map 5, Lot 57. He paid the $50 application fee. The Voluntary Merger will be registered with the Cheshire County Registry of Deeds in Keene.

Subdivision: One lot into 2 lots:

Fieldstone Land Consultants proposes a two-lot subdivision of property owned by George P. Achille, Jr. Revocable Trust in Peterborough, Tax Map 12, Lot 59, 334 Main Street. Currently there is an existing retail store, Blue Seal, in the commercial district on one lot that will be 4.0 acres. The additional 45.97 acres will be in Residential A District with no development proposed. 

John E. Noonan, Senior Project Manager for Fieldstone, presented the proposal of a one-lot into two-lots subdivision and requested a public hearing for February 2025. Mr. Noonan displayed his plan. Basically it would separate the 4.0 acre parcel that Blues Seal is on from the rest of the property. Blue Seal is a retail farm and garden store which abuts Routes 123 and Route 12. It has road frontage of 150 feet on Main Street and 315.97 feet on Main Street/Route 123.  Also planned is a proposed access and utility easement of the existing water lines that currently service the garden center as well as two lots to the south. There is no proposed utility work to be done.

Fieldstone is also applying for a waiver regarding the above referenced subdivision application. 

“Proposed ‘Soils & Topographic Contours’

                 “Wetland location’

  “ Proposed lot 12-59-3 is a 4-acre lot that has already been developed with a commercial building and parking lot. There is no additional development proposed for with this lot or the parent lot at this time. The entire lot is over 49 acres. Adding soil information and performing at topographic survey over the entire lot would incur undo added cost to our client with no added benefit to the town. We therefore respectfully request the Planning consider a waiver for the proposed subdivision application.

“Proposed lot 12-59-3 was inspected for wetlands but none was found. As stated above no additional development is proposed and the parent lot is over 49 acres. Performing an inspection for and further location wetlands would incur undo added cost to our  client with added benefit tot the town. We therefore respectfully request the Planning Board consider a waiver for the proposed subdivision application.”

Mr. Perron made a motion to hold a public hearing for the subdivision in February.  Mr. Marcom seconded the motion and the motion passed.

Old Hewitt Barn Properties LLC, owned by Douglas and Laura Palmer propose adding an 8,400 square-foot warehouse on their property, Tax Map 24, Lot 14, commercial district.

Douglas Palmer said that the warehouse would be on the grassy area in back of his current warehouse at 308 Main Street. He submitted a design showing the warehouse, parking area, two loading docks and the driveway. He had already spoken with his neighbors about the project and they were not opposed, he said. It was suggested that he plant more trees so the warehouse wasn’t visible from his neighbors’ properties and that 30 percent of the property had to be green space. He requested a public hearing for February 2025.

Mr. Perron made a motion to hold a public hearing for the site plan in February. Mr. Marcom seconded the motion and the motion passed. 

Simon Gascoyne, owner of the Walpole Veterinary Hospital, 6 Walker Road, Tax Map 18, Lot 2, Rural/Ag District was in for a discussion of adding a permanent motor home on property behind the clinic. 

Mr. Gascoyne showed a forest area behind the clinic where a motor home could go. It would be a residence for an intern and his/her family to live while working at the clinic. Mr Miller said it was the Select Board who issued permits for a situation of this type. Mr. Dalessio suggested that Mr. Gascoyne contact Fire Chief Mark Houghton who knew all the regulations about fire, water, etc. for this type of situation.

Adjournment

Mr. Carmody made a motion to adjourn. Mr. Perron seconded the motion and the motion carried. The time was 8:43 pm.

Respectfully submitted,

Marilou Blaine

Secretary