The Real Twist Ice Cream stand in Walpole, NH  will hold its last Classic Car Cruise Night of the season on Sunday, Sept. 4th , starting at 6PM. Here’s a chance for the whole family to enjoy a Sunday evening looking at old and antique cars, while listening to live music by Vinnie Dibernardo, and enjoying pizza, hot dogs and ice cream. Anyone who brings his classic car to show will get a free regular sized sundae. Everyone visiting can get free jimmies, diptop or flavorburst with any cup or cone. Make sure to enter the drawing for free Pizza, ice cream or DVD’s!

Ed. Note: Here is the agenda for Tuesday's "Work Session" meeting of the Walpole Planning Board, courtesy of Pam Aslinger.  This is the second meeting of the month, and it is limited to discussions of more general planning work--not specific applications, etc.  The public is invited, and the meetings are less formal than the regular second Tuesday meetings.

Town of Walpole, NH

Planning Board Meeting Work Session

August 23, 2005   7:30 PM Town Hall

Agenda

I.          Open Meeting

            A.  Roll Call, designate alternates

            B.  Discuss Secretarial Position

            C.  Other

II.         Old Business

            A.  Review Subdivision Regulation Update - distribute regs

                        to subcommittee members

            B.  Review Fee schedule, application draft, deadline/meeting

                        schedule

            C.  Review Zoning changes, deadlines - D. Edkins

            D.  Review Class VI road issue policy - J. Miller

            E.  Review Capital Improvements Program - progress report J. Miller

            F.  Other

III.       New Business

            A.  Commercialization on Wentworth Rd.

            B.  Frontage/Zoning Interpretation N. Walpole - D. Edkins

            C.  Build out Study from Charlestown - D. Edkins

            D.  Other

IV.       Other

            A.  Review possible agenda items for Sept. meeting(s)

V.        Close Meeting

Cc:  All members, ZBA Chairman, Select’s Office

Posted:  Town Hall, Post Office 

Town of Walpole

Walpole Planning Board Meeting

August 9, 2005

Unapproved Minutes 

Presiding:  Jeff Miller, Ch.

Members Present:  D. Edkins, E. Merklein, D. DeCoste, H. Fletcher, B. Miller, R. Boas, alt., F. Dill, alt.

Members Absent:  S. Sawyer, Selectman’s Representative

Recording:  P. Aslinger, alt.

Note:  The following minutes will be reviewed on Sept. 13, 2005

All notices were posted and abutters notified for all hearings.

The meeting was called to order at 7:45 PM, it was noted that a new Secretary has been hired but on vacation for this meeting, applicant folders and meeting information was not available, lacking a key to the Selectmen’s office.  Ch. Miller will follow up on the Secretary’s status.

Minutes for July 12 and July 25 were approved as amended.  

REVIEW OF APPLICATIONS SUBMITTED

Peter Roos – Boundary Line Adjustment 82 Elm St. and Westminster St. “Long River Gardens” property.  Application was accepted at the July 12, 2005 meeting.  Mr. Roos provided maps and described the proposal as a  boundary line adjustment between the two separately taxed parcels.  The 4 acre site with the greenhouses and building will eventually be sold.  The rest of the parcel will be annexed to his property on Elm St.

Ch. Miller opened the public hearing.  D. Decoste, an abutter recused himself and  declined comment.

Mr. Roos continued with his description noting that the larger parcel would be placed into a conservation easement, providing a letter referencing this from the Monadnock Conservancy, Kristin Grubs.  He stated that his goal is to sell off the greenhouse property but will ensure that it remains as an agricultural use, preferably organic.  He noted that presently Jason Munn is operating a floral business out of the building and Mr. Bickford has contracted to use the greenhouses for organic food production.  He does not intend to sell for 10 years or so.  He mentioned that he has had an offer to sell the property for condo conversion but is not inclined to see it used in that way.  He said that there has been a boundary line quibble with Mr. Willard.  Mr. Roos stated that he and his surveyor plus others were satisfied with the line as shown.  Mr. Roos provided an additional insert overlay to further prove the boundary line accuracy.  (Willard abutters were present) Mr. Roos suggested that Mr. Willard could have his own survey done if he has a dispute. 

Ch. Miller asked for Board comment or questions, D. Edkins re-capped the intent of the proposal.  Mr. Roos added that Mr. Willard would benefit from this proposal since his property is on the Nat’l. Historic Registry, the low development potential - adding value.

Ch.Miller reminded the Board that D. DeCoste is an abutter and appointed F. Dill, alt. to stand in for him. Ch. Miller asked for comments from the public, being none, closed the public hearing and re-opened the meeting.

Walpole Planning Board Meeting August 9, 2005 Minutes page 2

Ch. called for action on the Peter Roos application:  MOTION:  A Motion was made by Mr. Edkins to approved the BLA as presented, seconded by F. Dill, all were in favor.  Ch. Miller will contact Mr. Roos this week to sign the mylar, maps and handle the recording.

UNFINISHED BUSINESS

Len-Tex – SPR conditional approval July 12, 2005, pending letter, letter has been received but not available for tonight’s meeting, tabled until Sept. meeting.

Walpole Village Market – SPR conditional approval July 12, 2005, pending landscape plan and handicap parking issue. No representative came before the Board at this meeting, Ch. Miller suggested we ask  them to return for Sept. meeting. 

NEW BUSINESS – Preliminary Review

Allison’s Orchard – Site Plan Review Expansion – Bob Jasse Wentworth Rd.

Ch. Miller stated that E. Merklein would not be commenting on this application since Tara is now working for Mr. Jasse.  Mr. Jasse submitted his application and offered explanation of the proposal.  He provided maps and described existing building locations, he is asking for a 2400 sq. ft. expansion to an existing building that houses the banquet hall.  He showed where he has added more than required parking on the former airplane runway.  Has created a new secure entrance to the Orchard on Rte. 12 with a national park like theme, well lighted with solar lighting and has obtained the required State permits.  He has an application for Special Exception with the Zoning Board that will be pending at the night the Planning Board holds the Public hearing on his SPR application.  He stated the reason for expansion is to accommodate wedding parties of over 100, many of the weddings being booked are in that size range, although it’s not his aim to encourage larger weddings.  He welcomed the Board to a site visit and stated that depending on how much construction time he has this fall, he may or may not enclose the addition.  Ch. Miller called for questions from the Board, D. Edkins asked about the ZBA, whether Mr. Jasse expected any problems with approval.  Mr. Jasse said he did not, that he had met the requirements they set forth to the best of his ability.  He mentioned that the location of the new space and existing buildings are on a 231acre lot which abuts another 90 acre lot he owns.  D. Edkins asked if the Rte. 12 access is the only access, Mr. Jasse stated that the Wentworth Rd. access will remain, but he is changing signage to direct customers by way of Rte. 12.  He added that he will be resurrecting the Farm Stand on Rte. 12 to help customers identify with that entrance.  He is hoping that the entrance will become useable 12 months per year.  Mr. Edkins asked about the existing buildings and their uses, Mr. Jasse pointed out the cooler, packing, storage barn, packing sheds that were part of his original airplane hanger.  His plans are to use the Rte. 12 entrance exclusively and stated for the record that he has employed a plainclothes policeman to be on duty during the peak seasons.  P. Aslinger asked if Mr. Jasse was submitting plans that show the building enclosed or open.  Mr. Jasse said the plans show the building enclosed only, that he wasn’t sure if he would have it completed before winter.  P. Aslinger stated she would like to visit the site, and would make arrangements with Mr. Jasse. 

Ch. Miller asked if the Board wanted to address the Site Plan Checklist noting that because this is only an expansion, most of the criteria could be waived.  He noted that the 

Walpole Planning Board Meeting August 9, 2005 Minutes page 3

Planning Board would need to make a recommendation to the Zoning Board stating the application’s viability.  MOTION:  A motion was made to recommend the Site Plan Review Expansion to the Zoning Board, seconded, vote all in favor.  MOTION:  A motion was made to accept the application as presented and a public hearing scheduled for the September meeting, seconded, vote all in favor.  P. Aslinger suggested we send a copy of the minutes to the Zoning Board to notify them of our recommendation. 

Margaret Cray Trust -  Cray Rd. N. Walpole Subdivision - Mr. A. Dibernardo, representing the applicant and Mr. McCormick N. Walpole Zoning Commissioner returned to the Planning Board with the same plan that was voted down at the prior meeting, refusing to agree with the Board’s decision on whether the subdivision meets the N. Walpole Zoning ordinance frontage requirement of 75feet.  Mr. McCormick stated that he had spoken to the N. Walpole Zoning Chairman and a person at the SW Reg. Planning Commission and that they all three concurred that the creation of lot 2 without frontage but with access was acceptable and provided a signed receipt from the Zoning Commissioner stating that lot 2 met access requirements.   Several members of the Board reviewed the N. Walpole Zoning Ordinance that clearly requires 75 feet of contiguous frontage for a Residential B lot.

Attempting to explain this to Mr. McCormick, Ch. Miller, D. Edkins and others tried several ways to show Mr. McCormick that he was in error making his interpretation of the Ordinance.  The Board agreed again that it could not approve a subdivision without the proper frontage and is charged with upholding the N. Walpole Zoning Ordinance.

As in the prior meeting the applicant’s representative and Mr. McCormick were told the proper procedure would be to obtain a Variance from the N. Walpole Zoning Board waiving the road frontage requirement for lot 2, abutters would be notified and a hearing held.  Once the Variance was obtained to return to the Planning Board for subdivision, abutters would be notified and an additional Public hearing held, the Board members were all in agreement to this procedure.  Mr. McCormick continued to disagree, stating that access gives them all they need, that in the future when the property is developed then it would have the road frontage and only then would abutters need to be notified, this according to SWPRC and Chairman of N. Walpole Zoning Board.  Mr. Merklein suggested we close the discussion, time being an issue.  Mr. Edkins offered to review the materials and meet with Mr. McCormick to go over the Zoning Ordinance and to clarify it’s interpretation, they exchanged phone numbers.  Ch. Miller said they would be added to the September agenda for continued preliminary review.

NEW BUSINESS – Preliminary Consultation

Mr. Fred Dill recused himself and apologized for coming to his first official meeting as an alternate and proposing a subdivision.  He is proposing a 2 lot subdivision on Old Keene Rd. between the house he is currently living in and his abutter.  There is approximately 1000 ft of frontage and 44 acres.  He is proposing to divide the parcel roughly in half.  Ch. Miller will give him an application and noted the deadlines for submission for the Sept. meeting.  A public hearing will be scheduled if the application is received in time for required posting deadlines.

Mr. Dill returned to the meeting as an alternate member.

 Walpole Planning Board Meeting August 9, 2005 Minutes page 4

COMMUNICATIONS AND MISC.

P. Aslinger distributed Rules of Procedure, N. Walpole Zoning Ordinances, and Subdivision Regulations to members without the documents at the beginning of the meeting.

Discussion of issues of the 7/25/06 work session.  Ch. Miller had obtained figures from J. Trow regarding fees.  He stated that wages only were $2100.00 for 2004, the Board’s processed 23 subdivision, site plan, bla’s and the ZBA 16 applications.  39 divided just into the wages would be $55.00 pro-rated.  Not including other costs of processing such as advertising, miscellaneous copying, printing and mileage he suggested the Board consider raising the application fee to just under $100.00.  D. Edkins stated that Charlestown had just raised their fees well over that plus an additional per lot fee and a flat rate for notification.  D. Edkins strongly suggested we incorporate office hours for the secretary, noting that we haven’t budgeted it for this year but should set it up for next year, all agreed.  Mr. Edkins will provide Charlestown’s fee schedule for comparison, for the work session.  Mr. Dill stated that increasing the fees was not unreasonable that the current fees were too cheap.  Majority agreed.

P. Aslinger mentioned 2 valuable websites for the Office of Energy and Planning and SWRPC, noting that there is extensive data on the State’s housing and future estimates, citing the “Build-out” issue brought up at the last work session.  D. Edkins stated that Charlestown had done a build out study and he found the information ambiguous and not useable.  The numbers were not in line with the actual projections for growth based on history and surrounding actual growth.  He was very disappointed in the information and it was very expensive to obtain.  He cautioned the Board about having it done.  R. Boas asked if the study took into account large tracts of land and larger scale housing development, which is the immediate concern in Walpole.  Mr. Edkins felt better specific information could be used as a meaningful planning tool, but not a complete build out study.  Further discussion will continue at the Work session.

E. Merklein stated concern over the Secretarial training and how to insure a smooth transition.  Bob Miller was part of a subcommittee to hire the new Secretary and felt they had made an excellent choice and that J. Trow would be available to train the new person. D. Edkins said she should be compensated as well for her time.  Ch. Miller will be in touch with them to set up some training time and to insure next months postings are timely.  Some concern was expressed about the new rules of procedure adding to Secretarial duties, Ms. Aslinger stated that the procedures were very close to what has already been in place and that she is more than willing to help out, such as continuing to record the work sessions and creating the agendas until the Secretary is brought up to speed.  D. Edkins noted that we need to watch the budget since the Board had not planned to hold work sessions or hire a new secretary with added duties.

 Ch. Miller closed the meeting at 9:00 PM.

Ed. Note: These preliminary minutes will not be official until approved at the September 21 meeting.

August 17, 2005 

Present: E. Vose, M. Mansouri, L. Weber, L. Carignan (alt), B. Webb (alt)

Absent:  J. Galloway-Leclerc, L. Britton

NOTE: THE FOLLOWING MINUTES WILL BE REVIEWED ON SEPTEMBER 21, 2005.

The meeting was called to order at 7:30 PM.

Mr. Vose appointed Mr. Webb and Mr. Carignan to serve as regular members.

PUBLIC HEARINGS

BOB JASSE ALYSON’S ORCHARD WENTWORTH RD SPECIAL EXCEPTION

TOM BEAUDRY WENTWORTH ROAD EXPANSION OF A NON-CONFORMING USE

RN JOHNSON SIGN PERMIT VARIANCE  

Mr. Vose explained that, due to a misunderstanding, notice of these hearings was not given to abutters in a timely manner.  He has informed the applicants of the problem, and the Jasse and  Beaudry applications will be noticed for the September 21st meeting.  The RN Johnson Sign permit application has been withdrawn, as the proposed sign has been returned to John Deere.

NEW BUSINESS. 

Joseph Dion of 143 Wentworth Road expressed his concern about the increase of commercial activity in the Residential District on Wentworth Road.  He bought his house in the Residential District believing it to be protected from the negative impacts of commercial activity.  Specifically, he is concerned that four separate commercial activities are occurring at the property of Mr. and Mrs. Dance, further south on Wentworth Road, as follows:

AlpacaDance Alpaca Farm.  Farming activities are permitted in the Residential District only when incidental to primary residential use.  The intensive alpaca operation as conducted on the property may exceed this standard of incidental use.  Association meetings have been held at the property, and signs placed at various points in town, resulting in increased traffic on Wentworth Road, along with traffic necessary to the farming operations.

Pillars and Porches Bed and Breakfast.

Retail sales of alpaca products.  Mr. Dion has visited the gift store, and says that the products for sale include not only items made on the property, but also items imported from South America.  During the visit, Mr. Dance stated that the store has been so successful that he intends to double the sales space.

Conference Center.  On August 10th, the Connecticut River Bank held an informational meeting on reverse mortgages at the property from 12:30 pm to 2:00 pm.  Traffic was extraordinarily heavy going to and from this meeting, and numerous cars were parked in the road, further restricting and already narrow part of the roadway.

All these activities increase the traffic on Wentworth Road, and detract from the residential nature of the neighborhood.

Mr. Dion presented the Board with an invitation to the bank meeting and a magazine advertisement for the bed and breakfast.

Mr. Dion stated that he had experienced the advance of commercial activity, specifically that which is tourist-oriented, into a residential district in Woodstock Vermont, and hopes that the same process will not repeat itself here.  He expressed his regret that Walpole does not have a Zoning Administrator or other employee charged with the enforcement of town ordinances, as it is difficult for the neighbors to have to be the persons primarily responsible for bringing a problem to the attention of the Town.

Mr. Vose explained that the Zoning Board has no authority to enforce the Zoning Ordinance—the selectmen are the enforcing authority.  Mr. Vose suggested that Mr. Dion attend the next Selectmen’s Meeting to be held on Thursday, August 18th at 7:30 pm.

Mrs. Weber stated that bed and breakfast operations are allowed in all zoning districts, provided that no more than four rooms were rented and that only breakfast was served, if Site Plan Approval has been obtained by the property owner.  The provisions regarding farming operations and home businesses in the Residential District were reviewed.

Mr. Webb made a motion seconded by Ms. Mansouri that the matter be passed on to the Selectmen with the request that they take action in the matter.  All were in favor.  Mr. Vose will write a letter to the Selectmen. 

SECRETARY’S POSITION.   Ms. Louisa Preston stated that due to a change in family circumstances, it will be difficult for her to attend evening meetings, and so she tendered her resignation to the Board.  Mrs. Weber made a motion seconded by Ms. Mansouri that the resignation be accepted with regret.  All were in favor.  A discussion followed as to how best to proceed to fill the position.  Mr. Webb will reactivate the search, and will speak again to those who originally applied for the position or who have expressed an interest.  If progress is not made, he will contact the Selectmen regarding re-advertising.  In the meantime, Ms. Preston agreed to provide assistance to Mr. Vose with the notices and administrative work, and Mrs. Weber and possibly others will take and post meeting minutes.

MINUTES OF JULY 20 MEETING.  Mrs. Weber made a motion seconded by Mr. Webb that the minutes be approved as written.  All were in favor.

ADJOURNMENT.  The meeting was adjourned by Mr. Vose at 8:15 PM.

Respectfully submitted,

Editor's Note: Here is the agenda for Tuesday's Walpole Planning Board meeting submitted by Board member Pam Aslinger.  Pam's been pushing for a formal agenda, rather than relying on the minutes of the last meeting that are posted near the post office, at town hall and on the Walpole town web site.  Even though it is not unusual for people to show up at the meeting unnannounced to discuss development plans--making such an agenda not fully accurate--this is still a real step forward in communicating with town citizens that are interested.  CCB

Walpole Planning Board Meeting
Tuesday August 9, 2005     7:30pm     Town Hall

Agenda
I.    Open Meeting
A.    Roll Call/Designate Alternates
B.    Approve Minutes of July 12th and July 25th meetings
C.    Other - Secretary
II.    Review Application Submitted
A.    Peter Roos - Boundary Line Adjustment consolidating two lots:  map 20, lot 11 and map 20 lot 11-1 and adjust the boundary line between the two lots:  map 10, lot 22 and map 20, lot 11.  The result will be a 13.2 acre lot, map 19, lot 22 and a 4.08 acre lot, map 20 lot 11.  The property is in the Residential B zone on Wesminister St. and Elm. St., the application has been accepted at the July 12, 2005 meeting as presented.
III.    Close Meeting/Open Public Hearing
A.    Peter Roos - Boundary Line Adjustment
IV.    Close Public Hearing/Re-open Meeting
V.    Action on Application Submitted:  Approve/Disapprove/Delay
A.    Peter Roos - Boundary Line Adjustment
VI.    Unfinished Business:  Pending Applications
A.    Len Tex - Site Plan Review conditional approval July 12, 2005 pending letter from North Walpole Fire Department, received, review.  
B.    Walpole Village Market LLC/Victoria Gohl/Sandri Realty Site Plan Review - Landscape Plan and Handicap Parking issues pending.  This Site Plan was conditionally approved on July 12, 2005 and will remain on the agenda until conditions have been met.
VII.    New Business:  Preliminary Conceptual Consultation(s)
A.  Allison's Orchard - Bob Jasse representing, Site Plan Review expansion
VIII.    Communications and Miscellaneous
A.    Distribute Rules of Procedure, N. Walpole Zoning, Walpole Subdivision Regulations
B.    Discussion of issues brought up at Work session 7/25/05:  Fees, clarification of procedures on applications, studies, maps
C.    Class VI and road issue resolution and procedure
D.    Proposed Zoning amendment(s)
E.    Subdivision Regulation Update - Subcommittee Report
F.    Other
IX.    Adjourn Meeting


Posted:  Town Hall, Post Office, Town Website
Cc:  All P. B. Members

Gale Davis told me today that the Real Twist Ice Cream stand in Walpole will hold its next Classic Car Cruise Night on Sunday, August 14th , starting at 6PM.  It’s a chance for the whole family to enjoy a Sunday evening looking at old and antique cars while listening to live music by Vinnie Dibernardo and enjoying pizza, hot dogs and ice cream. Anyone who brings his classic car to show will get a free regular size sundae. Everyone visiting can get free jimmies, diptop or flavorburst with any cup or cone. Make sure to enter the drawing for free Pizza, ice cream or DVD’s!

 The Real Twist is located next to Real to Reel Video at the North Meadow Plaza in Walpole . The last Cruise Night for 2005 is  scheduled for September 4th.