Zoning Board of Adjustment
Walpole, New Hampshire 03608

September 21, 2005


Present: E. Vose, M. Mansouri, J. Galloway-LeClerc, L.Carignan (alt), B. Webb (alt), L. Britton
Absent: L. Weber

Secretary: L. Preston for P. Aslinger

All notices were posted and abutters notified for all hearings.
The meeting was called to order at 7:30 pm.

HEARING #1: MR. JASSE OF ALYSON'S ORCHARD SEEKING SPECIAL EXCEPTION TO ADD A
2400' EXPANSION TO THE EXISTING EVENTS CENTER. E. Vose appointed both alternates (B.Webb)
and L. Carignan) to sit as members for this particular hearing while he steps down as chair to avoid any
impropriety. M. Mansouri serves as chair for Mr. Jasse's hearing.

Mr. Jasse presented architectural drawings to board and audience to show where the 2400' expansion
will sit on property. The expansion is needed to increase coverage for future events. Up until this point,
Alyson's has been using tents which is expensive and not an efficient long-term plan for proper interface
between building. It will have a standing seam roof and the new road off of Rt. 12 will handle 75%
of the Orchard traffic and so will decrease traffic off of Black Jack Crossing. L. Carignan asked Mr. Jasse
if the proposed event center will have bathrooms. Mr. Jasse affirmed that there will be bathroom
facilities and that the septic system has been pre-approved by the state. B. Webb asked if there were
recommendations from the Planning Board. E. Vose answered that the Planning Board has approved
the site plan. M. Mansouri calls for a vote.

MOTION: J. Gallowary-LeClerc made a motion to accept and it was seconded by L. Carignan. All were in favor.

[B. Webb steps down to alternate and E. Vose steps up to chair the rest of the evening.]

HEARING #2 TOM BEAUDRY IS SEEKING AN EXPANSION OF A NON-CONFORMING USE AT
827 WENTWORTH ROAD, IN THE RURAL/AGRICULTURE ZONE, MAP 2, LOT 2 IN ACCORDANCE
WITH ARTICLE X OF THE WALPOLE ZONING ORDINANCE. THE APPLICANTS PROPOSE TO
A BUILD A 10 FT. BY 30 FT. DECK ON THE FRONT OF THE HOUSE THAT CURRENTLY SITS
55 FT. FROM THE CENTER OF THE ROAD.


Mr. Beaudry explains that they would like a deck on the front of the house where shade is provided
by existing Maple tress. B. Webb asks what the change in distance from the center of the road will be.
Mr. Beaudry says with the new deck, they will be 45 ft. from the center of the road.

MOTION: M. Mansouri moves to grant request. It is seconded and all approved.


DISCUSSION AND RESPONSE TO ZBA'S LETTER BY MR. & MRS. DANCE/ALPACA FARM AT 277 WENTWORTH ROAD, RESIDENTIAL A,     IN ACCORDANCE WITH ARTICLE
5, SEC B, #4 OF WALPOLE ZONING ORDINANCE.

There were multiple issues to be addressed concerning the Dance's alpaca farm and secondary businesses.

1. Animals allowed in Residential A if incidental to property. Their property lies in Residential A where animals are allowed if "incidental" to the property. There was much discussion on how to define "incidental" and how that would translate number of animals/per acre. The Dance's currently have 32 alpacas on 16 acres. Mr. Dance asked that they be allowed to have up to 50 alpacas. They began with 28 alpacas when they moved from Bellingham, Washington four years ago. They would like the flexibility to expand up to expand up to 50 due to the fluctuation of births and sales of the animals.
Mr. Dance said he was given verbal approval by C. Miller before he moved to Walpole and also
met with E. Vose at his residence after he moved to Walpole and was given verbal approval to have alpacas on his property. The number of alpacas approved is not clear. It is not clear if the subsidiary businesses were verbally approved at that time.

Discussion with audience and board:
Nicole Boylan, a neighbor, voices that she very much approves of the Dance's farm, alpacas
and businesses. There are no disturbances and they are a joy to have as neighbors.

Mr. Bingaman asked if Miller/Vose verbally approved of animals on the farm?
E.Vose answered yes.
Mr. Jasse adds that he approves of the Dance's business.
P. Dion asks if a decision will be made at the meeting tonight and would like an interpretation
of the residential zoning ordinance versus the rural/agricultural ordinance.
E. Vose responds that farm animals are allowed in Residential A if incidental to the property.
Mr. Dance says that the definition of incidental is secondary or subordinate to something. His
question is what do the farm animals have to be subordinate to?
Buck Taylor asks if Mr. Dance got a building permit?
Dance answers yes.
Judy Shumway asks if Mr. Dance anticipates getting more alpacas.
Mr. Dance responds by saying he and his wife can't handle more than 50 alpacas. They
currently have 32 but would like the fluctuation to go between 32 and 50 due to births/sales.
Buck Taylor wanted to know if the whole 16 acres is in Residential A.
E. Vose affirms that it is.


2. Bed & Breakfast. The Dance's agreed to go to the Planning Board to get approval of the
operation of a Bed & Breakfast. A 4-unit B&B is allowed under regulations and if approved by
the Planning Board.

3. Store/Gift Shop. Mr. Dance agreed to stop all sales of items that were not made from his animals or not coming from his farm. Mr. Dance agreed that sales would be operated via the Internet and no signs would be posted around Walpole or in front of house.
Discussion: Fred Dill is in agreement with the Dance's farm but expresses concern about all of the temporary signs. He feels these signs are left up too long and make the area look "trashy". Dance explains they were directing church group people. Dill wants Walpole to regulate growth.

4. Conference Center. Mr. Dance explained that they have not used the conference center commercially and have only used it for one private wedding and a thank-you reception for the Connecticut River Bank for supporting their business.
Discussion: E. Vose asks Mr. Dance about the website offering weddings and conferences. Mr. Dance says that his son is currently removing that part of the website and they will not be pursuing that part of the business.

5. Signs. There were many complaints of temporary signs being left around Walpole and near the Dance's residence. The Dances' agreed to not post temporary or permanent signs, excluding address/name signs next to their residence.
Discussion: Fred Dill is in agreement with the Dance's farm but expresses concern about all
of the temporary signs. He feels these signs are left up too long and make the area look "trashy"
Dance explains they were directing church people to their residence. Dill wants Walpole
to regulate growth.

M. Mansouri proposed a public hearing where Mr. Dance would ask for a variance to Residential
A, Article 5, Secion B, #4 to allow for alpacas. Board agrees that there needs to be a public hearing
so all abutters can be notified and there can be a posting. Mr. Dance is given an application and
asked to submit within a week.

APPLICATION FEE CHANGE: Pam Aslinger proposed to have application fees increased to $75 per
application and to have in addition a $5/per abutter fee. The board feels the abutter fee would be
difficult to collect and administer. There was discussion to make the fee $50 or as high as $100.
No final decision was made.

CONSIDER MINUTES FOR 8/17 MEETING:
Moved to be approved. All were in favor.

MEETING WAS ADJOURNED AT 9:16 PM

Respectfully submitted,

Louisa Preston, Secretary