Planning Board member Pam Aslinger has supplied me with her notes from Tuesday's Planning Board discussion, and I post them below.  These minutes will be corrected and/or approved at the board's next meeting August 9.

Town of Walpole

 

 

Planning Board Meeting

 

 

Work Session July 26, 2005

 

 

 

 

Unapproved Minutes

 

 

 

 

 

Presiding:  Jeff Miller, Ch.

Members Present:  E. Merklein , Dave Decoste, Ray Boas, alt., P. Aslinger, alt.

Recording:  P. Aslinger

Meeting opened at 7:35pm

Mel Schupack and Chuck Bingaman were present representing Walpole Tomorrow and the Eagle Times, respectively.

 

 

 

No agenda was provided, work sessions are a continuation of ongoing work identified at the May 25, 2005 work session. 

P. Aslinger distributed copies of the final and approved Internal Rules of Procedure and copies of North Walpole’s Zoning Ordinance. 

E. Merklein began by attempting to clarify Board procedure on applications and preliminary discussions and Site Plan checklist.  Ch. Miller offered his insight as to how applications have been traditionally submitted and reviewed, noting on smaller applications an expedited process has been favored.  Discussion amongst the members clarifying binding vs. non-binding information, specifically when and where the Site Plan checklist is used and how the applicants know what materials to provide and when to request waivers.  Ch. Miller felt that the Board could fill out the checklist with the applicant at the initial preliminary review but all agreed that it could only be a suggestion since this review phase is non-binding.  State Law and our own regulations allow for a more detailed Design Review Phase that is binding, but abutters would need to be notified ahead and postings made.  P. Aslinger stated that from her previous experience serving on the Warner Planning Board for 18 years, the more detailed Design Review Phase was often time consuming, costly and not the best approach.  Ch. Miller agreed stating that all applicants are encouraged to come before the Board on a more informal basis, often picking up application materials right at the meeting and being placed tentatively on the agenda for a Public Hearing provided their application materials are received by the required deadlines.  He felt rather than having an applicant contact the secretary or chairman, it was better to have the whole Board input from the beginning, that way everyone is familiar with what is being proposed.  He noted that with a new secretary some procedures may be slow in being implemented.  Chuck Bingaman reported that the Selectmen had hired a new person that will serve both the Zoning and Planning Boards.  It was assumed that Judy Trow would train the new secretary.  P. Aslinger said that with the new Internal Rules of Procedure, the Secretary would at least be able to refer to them for additional guidance on how the Board conducts its business.  Ch. Miller noted that historically most of the applications coming before the Board have been smaller in scope, thereby allowing an expedited review.  He noted that the Board does not have to approve an application following the Public Hearing, that by law we are allowed 60 or 90 days from the Hearing date to make a decision and can exercise that at any time.  R. Boas read from the Internal Rules: Order of Business, showing where the Board can accept, reject or delay a submitted application and approve, disapprove or delay action on applications as long as we have a viable reason and meet the State imposed deadline for action.  Some felt a slower process would allow members to do a better job of reviewing applications.  Eric suggested that members receive a copy of checklists to review before the meeting.  P. Aslinger suggested that a map of the project be posted in the Town Hall so the public as well as the PB members could review it prior to the meeting. Ch. Miller felt that it would be extra work for the secretary and not necessary, that the Board had adequate time at the meetings to make review, again siting the scope and size of most projects.  He pointed out that on a few applications the Board has scheduled site visits to help with the review process.

 

 

 

Eric asked Ch. Miller where we stood on the Class V and Class VI road issue.  Ch. Miller reported that Selectman Miller was proposing an idea that “acceptance of any new roads must have the vote of the Town”.    Jeff stated that currently we rely on the Selectmen to decide road issues and road layout and they are our protection.  He said the current and most recent Boards of Selectmen have generally agreed on a “no new road” policy because Walpole has one of the largest road systems in the State and a substantial road budget.  Members questioned where Selectman Miller’s idea would be placed within an ordinance and would it be upheld in court if challenged.  Ch. Miller suggested the PB investigate the matter, by involving the SWRPC (E. Merklein’s suggestion) and the Board of Selectmen. The question of “frontage” came up Ch. Miller stating that the N. Walpole Zoning Comm. may grant a variance removing the requirement for road frontage on an application coming to the Board for review, he commented on the difficulty in interpreting two different zoning ordinances within the same Town.  

 

 

 

E. Merklein asked Ch. Miller if the Board could consider the density issue, not only increasing lot sizes in the Timberland and Rural Ag. Zones, but in the Commercial district pertaining to apartment buildings.  He stated that the proposed amendment by the Planning Board in 2004 did not convey the intent, which was to match the commercial density to the already existing requirement in the residential districts.  All agreed that it should be re-worded and suggested that Dave Edkins be in charge, and to do a better job of explaining it to the voter’s.  Also a suggestion was made to consider Fred Dill’s concerns since he was opposed to the amendment.  Discussion revolved around the potential for large housing developments, whether increasing lot sizes would be an option to stop 100+ lot subdivisions on some of the larger tracks of land.  Ch. Miller reported that 10 or 12 years ago the PB proposed increasing lot size in the Rural Agricultural districts but failed to get support.  E. Merklein and Mel Schupack stressed the fact that a lot has changed in Walpole since then and the support for increasing lot sizes would be the first step in protecting the Town from large residential developers.  Mr. Schupack was concerned that Walpole is one of the only places left in the State with 1 acre zoning in all districts and no cluster housing ordinance.  Ch. Miller and Dave Decoste both agreed that cluster housing was not all it was cracked up to be, that it has a greater potential to encourage development than guide it.  Ch. Miller sited

Walpole Valley Road

, the spaghetti lot subdivisions that have taken place, he felt this was not a desirable way to develop.  He stated that 10-12years ago, the Board had the same concerns as now.  He questioned whether Walpole has the economic base to support huge housing developments, that an increase in industry would trigger a greater need for housing and he doesn’t see that happening in surrounding cities such as Springfield.   Mel Schupack reminded that most new industry is service related and that a fair amount of business is being conducted from peoples homes.  All agreed that Walpole has a uniqueness to attract single family home buyers rather than large scale cluster housing buyers.  Eric warned that affordable home inventories across the nation are lacking.  D. Decoste and Ch. Miller talked about the population over the last 40 years, seeing an increase of 700-800 people, that the current population is about the same as it was 100 years ago.  Mr. Decoste acknowledged that he did not want to see the “Aspenizing of Walpole” or to see it become Martha’s Vineyard but feels there is plenty of affordable options for people moving into Walpole, maybe not in the Village per se, but within a Village radius.  E. Merklein sited the Hanover/Lebanon area and how fast it has grown and the limited affordable housing pushing people further and further to smaller and affordable surrounding Towns.  C. Bingaman said he wasn’t so sure that the growth and population increase for the next 20 years proposed at doubling wasn’t far from reality.   Ch. Miller said that before zoning Walpole “zoning” meant if you didn’t like what a neighbor was doing, you bought them out.  Some agreed that the concept can still work today and may have been Walpole’s best protection before zoning. R. Boas offered that he sees the Planning Board’s role as addressing growth thru the expansion of our road system and by defining all available property and its uses.  He asked how can we tighten our commercial district already relatively limited.  He sees changes as multi-phased and asked how we know what the potential is, can we analyze the maps, define the elephant in the room, that we may be working on something that isn’t actual.  A simultaneous suggestion was made to have a “build out” study done, perhaps with help from the SW Reg. Planning Commission, although money has not been budgeted for this year.  Discusssion focused on where the info could come from perhaps the State already has this information, or real estate offices, and our own Master Plan housing study, recently updated by SWRPC.  Eric asked if he could contact SWRPC on behalf of the Board to at least get an estimate for a study as well as tying in proposed zoning amendments and Class VI road issue.

, the spaghetti lot subdivisions that have taken place, he felt this was not a desirable way to develop.He stated that 10-12years ago, the Board had the same concerns as now.He questioned whether Walpole has the economic base to support huge housing developments, that an increase in industry would trigger a greater need for housing and he doesn’t see that happening in surrounding cities such as Springfield.Mel Schupack reminded that most new industry is service related and that a fair amount of business is being conducted from peoples homes.All agreed that Walpole has a uniqueness to attract single family home buyers rather than large scale cluster housing buyers.Eric warned that affordable home inventories across the nation are lacking.D. Decoste and Ch. Miller talked about the population over the last 40 years, seeing an increase of 700-800 people, that the current population is about the same as it was 100 years ago.Mr. Decoste acknowledged that he did not want to see the “Aspenizing of Walpole” or to see it become Martha’s Vineyard but feels there is plenty of affordable options for people moving into Walpole, maybe not in the Village per se, but within a Village radius.E. Merklein sited the Hanover/Lebanon area and how fast it has grown and the limited affordable housing pushing people further and further to smaller and affordable surrounding Towns.C. Bingaman said he wasn’t so sure that the growth and population increase for the next 20 years proposed at doubling wasn’t far from reality.Ch. Miller said that before zoning Walpole “zoning” meant if you didn’t like what a neighbor was doing, you bought them out.Some agreed that the concept can still work today and may have been Walpole’s best protection before zoning. R. Boas offered that he sees the Planning Board’s role as addressing growth thru the expansion of our road system and by defining all available property and its uses.He asked how can we tighten our commercial district already relatively limited.He sees changes as multi-phased and asked how we know what the potential is, can we analyze the maps, define the elephant in the room, that we may be working on something that isn’t actual.A simultaneous suggestion was made to have a “build out” study done, perhaps with help from the SW Reg. Planning Commission, although money has not been budgeted for this year.Discusssion focused on where the info could come from perhaps the State already has this information, or real estate offices, and our own Master Plan housing study, recently updated by SWRPC.Eric asked if he could contact SWRPC on behalf of the Board to at least get an estimate for a study as well as tying in proposed zoning amendments and Class VI road issue.

 

 

 

 

Eric asked if the Planning Board could be provided a better map to be displayed at the meetings, finding it difficult to know exactly where some of the proposals are on the tiny black and white map we have with the ordinances.  Ch. Miller agreed and will locate a larger map that could have overlays on it showing land details such as topo and water info.  He suggested we could put it up on an easel or hang it.  Some suggested we use the Conservation Commissions mapping, that Peter Palmietto has created some very usable maps on a larger scale.  Ch. Miller thought some maps may already be present.

 

 

 

Ch. Miller stated that progress on the Capital Improvements Program is moving forward, that SWRPC had met with all the Dept. Heads on July 14^th and found the Selectmen to be very cooperative.  They are beginning to fill out the questionnaires and gather the requested information from the Department Heads.

 

 

 

P. Aslinger reminded the subcommittee members for the revision of the subdivision regulations to begin the process of review.  She asked that D. Decoste, E. Merklein, D. Edkins, not present but will be e-mailed, to familiarize with the current regulations, that at the next meeting we should begin to compare SWRPC’s guideline to the Walpole regs. and use Warner, Charlestown and other surrounding Town’s for ideas too.  Eric asked if he could meet with her to review the regs together to get a better understanding of what we have to work with.  She suggested e-mailing between sub-committee members rather than meeting in person.  R. Boas informed the Board that the new member’s regulations are missing the subdivision portion, P. Aslinger will run copies from J. Miller’s copy and distribute them.  Eric will provide Dave Decoste with an extra copy of SWRPC’s handbook so all subcommittee members have the same info to review. 

 

 

 

A discussion about the Planning Board Fees was taken up, Ch. Miller said he was aware that the fees needed updating and would work with Judy to determine the Board’s costs.

P. Aslinger thought that State RSA’s require  the PB fees to cover it’s expenses and costs for processing applications.  Ch. Miller wasn’t aware of that law, a moment to look it up resulted in RSA 673:16 Staff Finances which relates to the Board’s fees to cover expenses to be held in separate accounts.  P. Aslinger stated that Warner’s application fees began at $100.00 and up to $250.00 for Site Plan and Major Subdivision which included an additional per lot fee.  She noted that although Warner is similar in population to Walpole , being a bedroom town to Concord and right off Interstate 89, the Planning Board was very busy, offering office hours plus reviewing larger developments which warranted higher fees.  Ch. Miller stated he would review the current fees and make a proposal to the Board.  The Board can increase the fees by a simple vote of the Board.

 

 

 

Discussion was held on whether minutes could be posted on the Walpolian blog site and on line in other places, who was responsible for posting the minutes and whether an agenda could be mailed out to members and posted on the various Town websites.  Ch. Miller stated that we were not required by law to have an agenda, that most members could get the format of the meeting from the previous minutes.  Mr. Schupack said that as a member of the public he could not tell what was being discussed at meetings without a posted agenda, that the Town of Fitzwilliam had actually mailed copies of their agendas when requested as well as posting it in Public locations.  P. Aslinger reminded that under the new Rules of Procedure we have agreed to an agenda and the format is spelled out in the Order of Business section.  Ch. Miller still feels it is not critical and questions whether the new Secretary would have the time to prepare it adding that the agenda’s Judy has prepared for recent meetings have been helpful.  P. Aslinger offered to prepare the agenda initially until the new Secretary can take it over, she asked if the Board could try it.  R. Boas along with others preferred the use of the agenda and agreed it should be posted as well.  Eric stated that it would be helpful and useful, to determine the agenda through the previous meeting’s minutes would not be convenient.  Ch. Miller reminded those who wished to post minutes on websites to be sure and note them as unapproved.

Meeting closed at 9:15pm.