Although I couldn't resist hassling him a bit about the mess he's made of Main Street, I had a good talk this a.m. with Walpole Road Agent Jim Terrell on the project.

    Jim said that they were doing rough grading today, letting it settle down (and be driven on) until next Tuesday or Wednesday, and then doing the fine grading.  Thereafter, weather permitting, he hopes that they can do the paving next Thursday or Friday.  Then, when the paving is finished, the granite curbs will be installed from the Post Office to Middle Street on the west side and, on the east side, from the library southward.

    It should be pretty nice when finished!  CCB

Ed. Note: Tonight at 7:30 is the Planning Board's monthly public  "working session." Here is the agenda courtesy of Pam Aslinger.

Town of Walpole, NH

Planning Board Meeting Work Session

September 21, 2005  7:30 pm Town Hall

Agenda

I.          Open Meeting

            A.  Roll call, designate alternates

            B.   Other

II.            Old/Ongoing Business

            A.  Update from SW Reg. Planning Commission - Meredith Cooper

                  Capital Improvements Program

   B.   Zoning Changes for 2006 (please note:  deadline for revisions is approx.

                       1/31/05, possible dates for 2 Public hearings are:  Dec. 13, Jan. 10. or sooner)

                     
                    1.  Planning Board recommendations - revision of 2005 amendment with input from invited opposition

                     2.  Other Planning Board recommendations - 2 family clarification from 9/13/05 meeting and other recommendations to be determined

  3.  Walpole Tomorrow’s recommendations - refer to request rec’d at Sept. 13 meeting

  4.  Other

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

D.            Other

III.       Other

            A.  Review agenda for Oct. 11, 2005 meeting.

V.        Close Meeting

 

 

 

 

        

           

                       

 

Ed. Note: These are unapproved minutes of Wednesday evening's Zoning Board meeting.  The Board will consider them for approval at the October meeting.

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

Ed. Note: At last week's World Affairs Council meeting in Brattleboro, I was given the following schedule for what looks like an outstanding series at the Brooks Memorial Library beginning in a few weeks.  Thought you might find it interesting too.  CCB

An Eight Part Series: First Wednesdays

This once-a-month humanities forum is sponsored by the Vermont Humanities Council, brings nationally renowned speakers to local libraries for public lectures on the first Wednesday of each month, October through May. A success in Montpelier since 2002, Brattleboro is one of five communities where First Wednesdays will take place in the 2005-2006 season.

First Wednesday of each month from October to May at 7:00 PM at Brooks Memorial Library's meeting room.

October 5, 2005
Intelligence Collection in Support of Foreign Policy

Haviland Smith, retired chief of counter-terrorism for the CIA, considers the United States’ recent shift from multilateralism and containment to an experiment with unilateralism and preemption. Sponsored by The Windham World Affairs Council of Vermont.

November 2, 2005
Forward From Here

As author Reeve Lindbergh turns sixty, her thoughts turn to the present and to the future, with a nod to her childhood with aviator father, Charles Lindbergh.

December 7, 2005
On Dictionaries: Words and What They Say About Themselves

Ilan Stavans, Amherst College professor, examines the role dictionaries play in our lives, spotting strange meanings, uncovering unusual origins, and sharing hilarious anecdotes.

January 4, 2006
Looking Back at Vermont: Farm Security Administration Photographs in Vermont, 1936-1942

Over seven years, nine photographers working for the Farm Security Administration’s Historical Section documented Vermont’s rural culture. Historian Nancy Price Graff examines the impact of this project on Vermont.

February 1, 2006
Some First Loves

As a boy, Peter Fox Smith heard the incomparable voices of Galli-Curci, Flagstad, Bjorling, Pinza, and others. Fox Smith introduces, through historical recordings, eight singers and explores the different vocal types and ranges. Fox Smith is host of Vermont Public Radio’s Saturday Afternoon at the Opera.

March 1, 2006
Henry V: War in Shakespeare, Olivier, and Branagh

Peter Saccio, Shakespearean scholar and Dartmouth professor, examines the presentation of politics and war in Shakespeare’s play and in the film adaptations of Laurence Olivier (1944) and Kenneth Branagh (1989). Film clips will be shown. Some reference will be made to recent wars.

April 5, 2006
Cracking the Da Vinci Code

Professor Nancy Nahra explores Dan Brown’s bestselling novel, The Da Vinci Code. She uncovers secret tunnels, codes within and beyond the obvious ones, and paths you may not have noticed the first time through.

May 3, 2006
Why Benedict Arnold Did It--and He really Did it.

Benedict Arnold was the hero of the Green Mountain Boys’ attack on Fort Ticonderoga and the battle for Lake Champlain. Willard Sterne Randall, six-time Pulitzer Prize nominee, explores how Arnold became our worst traitor.

Ed. Thanks to Board Secretary Regina Borden, here are the minutes of the September 8 Select Board meeting. CCB

TOWN OF WALPOLE

MEETING OF THE BOARD OF SELECTMEN

SEPTEMBER 8, 2005

Selectmen Present:            Sheldon Sawyer, Whitney Aldrich, Charles Miller

Mr. Sawyer opened the meeting at 7:30 P.M. with five people in attendance. 

PUBLIC BUSINESS:

SWRPC – REFINANCE THE J.H. DUNNING LOAN:  Matt Suchodolski, SWRPC, advised that the Monadnock Economic Development Corporation want to refinance the loan on the J.H. Dunning Corporation building in North Walpole.  This will allow for prospective new tenants as well as provide space for incubating new, start-up enterprises at the site.  He requested that the Board of Selectmen approve and sign the documents to change the loan from the T.D. Banknorth to the New Hampshire Business Finance Authority. 

Mr. Miller moved that the Board of Selectmen allow the Monadnock Economic Development Corporation to make this change to refinance the loan on the J.H. Dunning Corporation building in North Walpole.  Seconded by Mr. Aldrich.  All in favor, so voted.

Mr. Sawyer recessed the regular meeting at 7:35 P.M. 

PUBLIC HEARING:

TO SPEND DONATED MONEY FOR HURRICANE RELIEF:  In order to satisfy RSA 31:95-d that was adopted by the Town in 1994, the Board of Selectmen will be able to transfer funds from a private source without the need of a Special Meeting.  This Public Hearing is to spend donated funds from local businesses and residents to help defray the expenses to send four Walpole police officers to Louisiana to help with the Hurricane Katrina Disaster Relief.  Police Chief David Hewes reported that a nationwide call went out earlier this week for volunteer police officers to assist. 

Mr. Miller moved that the Board of Selectmen use the donated funds for expenses for the four police officers to assist in Louisiana with the Hurricane Katrina Disaster Relief.  Upon their return, any surplus funds will be split 50-50 between the American Red Cross and the Salvation Army.  Seconded by Mr. Aldrich.  All in favor, so voted.

Mr. Aldrich moved that to-date the Town received $4,900 to use and approved the check register and manifest to the Police Department for this purpose.  Seconded by Mr. Miller.  All in favor, so voted.

It was noted that funding is still coming into the Town for the hurricane relief account.

Mr. Sawyer closed the Public Hearing at 7:40 P.M. and the regular meeting was resumed.

PUBLIC BUSINESS (Continued):

JIM TERRELL – FARNAM LANE TREES / HAZARD:  Mr. Sawyer advised that since this is a scenic view road the trees over 6” in diameter cannot be cut unless it is done by the property owner.  There are some large maple trees that are a safety hazard and Jim Terrell has requested permission to cut them.

Mr. Miller moved to allow the Highway Department to cut the trees that pose a safety hazard on Farnam Lane.  Seconded by Mr. Aldrich.  All in favor, so voted.

BUILDING PERMITS:

WILLIAM AND CAMILLA DAHER – MAP 004-005-003:  Mr. Daher submitted a Building Permit to construct a two story 28’x80’ double house with garage attached between on the River Road.

Mr. Aldrich moved to approve Building Permit No. 2005-039 for Bill Daher to construct a double house on the River Road.  Seconded by Mr. Miller.  All in favor, so voted.

BILL DAHER:  Mr. Aldrich moved to approve Building Permit No. 2005-035 for Bill Daher to build residential with said conditions on Map 012-012-005.  Seconded by Mr. Miller.  All in favor, so voted.

BILL DAHER:  Mr. Miller moved to approve Building Permit No. 2005-036 for Bill Daher to build residential with said conditions on Map 012-012-006.  Seconded by Mr. Aldrich.  All in favor, so voted.

   

DAVID WALKER:  Mr. Miller moved to approve Building Permit No. 2005-041 for David Walker to construct a 28’x28’ detached garage on the North River Road.  Seconded by Mr. Aldrich.  All in favor, so voted.

STEVEN MONETTE – MAP 012-044-026:  Mr. Miller moved to approve Building Permit No. 2005-040 for Steven Monette to construct a 12’x16’ shed on Sand Hill Road.  Seconded by Mr. Aldrich.  All in favor, so voted.

MICHAEL AND TRACY BEAM – MAP 011-044-000:  Mr. Aldrich moved to approve Building Permit No. 2005-038 for Michael and Tracy Beam to construct a 20’x22’ sun porch on Eaton Road.  Seconded by Mr. Miller.  All in favor, so voted.

ACCOUNTS PAYABLE:  Mr. Aldrich moved to approve the Accounts Payable check register and manifest in the amount of $76,798.75.  Seconded by Mr. Miller.  All in favor, so voted.

PAYROLL:  Mr. Aldrich moved to approve the payroll voucher for the week ending September 3, 2005, for gross wages in the amount of $17,536.07 or net wages in the amount of $10,512.51.  Seconded by Mr. Miller.  All in favor, so voted.

Mr. Aldrich moved to approve the electronic fund transfer for the Withholding, MEDI and FICA taxes in the amount of $4,170.94.  Seconded by Mr. Miller.  All in favor, so voted.

Mr. Aldrich moved to approve the bill from Robie Speed in the amount of $125.00 for cleaning the rest area.  This will be taken out of the Fannie Mason Forest Fund.  Seconded by Mr. Miller.  All in favor, so voted. 

MINUTES –SELECTMEN’S MEETING- SEPTEMBER 01, 2005:  Mr. Aldrich moved to approve the Minutes of the public Board of Selectmen’s meeting of September 01, 2005, as printed.  Seconded by Mr. Miller.  Mr. Miller referred to page 3, paragraph 3 – change “the Town will keep the area closed until the Main Street project is completed” to “the Town will keep the area closed until all necessary work is done.”  Mr. Sawyer abstained as he was not present at this meeting.  Mr. Aldrich and Mr. Miller were in favor, the motion carried. 

 

Board of Selectmen Meeting – September 08, 2005 – Page 3

DEPARTMENT / COMMITTEE REPORTS:

The Board of Selectmen received and reviewed the minutes of the North Walpole Village Board of Commissioners meeting of September 06, 2005.  It was noted that there were several holes as the result of the water construction project and that the Highway Department took care of them.  An invoice was sent to SUR for the work that the Town of Walpole did.

ABATEMENT:

MATTHEW MASTEN – SEWER:  There was a consensus of the Board of Selectmen to put this Abatement for Matthew Masten on hold.  Mr. Miller would like to see if the North Walpole and Walpole meter readings agree.

WARRANT:

TIMBER CUT –SOCIETY FOR PROTECTION OF NH FORESTS- MAP 006-027-000:  It was noted that the Society for Protection of NH Forests was donating the chips so would see no funding from the timber cut.

Mr. Miller moved to waive the Warrant for the Society For Protection of NH Forests in the amount of $11.25.  Seconded by Mr. Aldrich.  All in favor, so voted.

OLD BUSINESS:

HOOPER COTTAGE – WASHER REPAIR:  It was noted that the combination washer and dryer are a part of the cottage rental. 

Mr. Sawyer moved to proceed with the lowest bid to repair the washer.  Seconded by Mr. Miller.  All in favor, so voted.

CHESHIRE COUNTY REGIONAL SPECIAL OPERATIONS UNIT TUESDAY SEPTEMBER 13, 2005, AT 6:30 P.M.:  Mr. Aldrich talked to Police Chief David Hewes regarding this meeting.  Chief Hewes will be unable to attend, therefore, Mr. Miller will attend and be the Board of Selectmen’s representative.

NEW BUSINESS:

BOY SCOUTS BENEFIT CONCERT FOR HURRICANE KATRINA – USE OF COMMON:  The Boy Scouts are organizing a concert with all proceeds to be donated to the Hurricane Katrina Relief Fund.  They have a band that is willing to donate their services. 

Mr. Miller moved to allow the Boy Scouts to use the Common for the band concert on the afternoon of September 25th, 2005.  Seconded by Mr. Aldrich.  All in favor, so voted.

 

TERESA KISSELL –PERSONAL TIME- FRIDAY, SEPTEMBER 09, 2005:  Mr. Miller moved to give permission to Teresa Kissell to take Friday, September 09, 2005, off as personal time.  Seconded by Mr. Aldrich.  All in favor, so voted.

WELFARE MEETING –ROUND TABLE DISCUSSION- SEPTEMBER 16, 2005:  The Board of Selectmen approved a request to have one person from the office attend the Welfare Meeting on September 16th, 2005, and they will encourage Elaine Moore, as the Welfare Officer, to attend.

TOWN COMMON REQUEST – JUNE 10, 2006:  Mr. Miller moved to approve the request from Kelly Forrest to use the Town Common for a wedding on June 10, 2006.  Seconded by Mr. Aldrich.  All in favor, so voted.

TOWN COMMON:  Mr. Miller moved that in the future the fee for use of the Town Common will be no charge for residents and $100.00 for non-residents.  Seconded by Mr. Aldrich.  All in favor, so voted.

TOWN HALL VACUUM – REPAIR:  The Board of Selectmen approved having the Town Hall vacuum repaired.

NEW ENGLAND POWER – APPEAL OF TAXES 2004:  Mr. Sawyer advised that the Town received a notice that the New England Power Company is appealing their 2004 taxes to the Cheshire County Superior Court. 

NEW LGC BILLING SERVICES:  Teresa Kissell advised that the Local Government Center is willing to do the billing for past employees on COBRA and for retirees at no charge to the Town.

Mr. Aldrich moved to allow the Local Government Center to do the billing for COBRA and the retirees and to authorize the Chairman to sign in the designated areas.  Seconded by Mr. Miller.  All in favor, so voted.  

THE CHRISTIAN HOLLOW WEBSITE:  There was a consensus of the Board of Selectmen to put this agenda item on hold.

FIRE HOUSE ROAD:  Mr. Aldrich received a call from Sandy Boynton who reported that grass is growing in the ditch on Fire House Road.  This will be passed on to Jim Terrell to be taken care of.

NON-PUBLIC SESSION:

Mr. Aldrich moved to enter into a Non-Public Session to discuss possible legal matters.  Mr. Miller seconded the motion and, on a roll call with all in favor, the motion carried.  The time was 9:14 P.M. 

The regular meeting resumed at 9:18 P.M.  No announcements were made.

Mr. Sawyer declared the meeting adjourned at 9:20 P.M.

Respectfully submitted,

Regina Borden                                              

THESE ARE UNAPPROVED MINUTES.  CORRECTIONS, IF NECESSARY, MAY BE FOUND IN THE MINUTES OF THE SEPTEMBER 15, 2005, SELECTMEN’S MEETING.

Ed. Note: Ernie Vose has sent me the following agenda for the meetng of the Zoning Board  at 7:30 p.m. Wednesday in Town Hall.  For people interested in Residential A zoning, it will be an interesting meeting. CCB

September 21, 2005

Public Hearing

.Robert Jasse is requesting a special  exception to enlarge his function area.

Tom Beaudry is requesting an expansion to a nonconforming building.

He wants to build a deck on the front of his house that is less than 65 feet from the highway.

New Business

Creg Dance will be in to discuss his situation on Wentworth Rd.

Fees for applications.

Old Business

Consider minutes of August 17, 2005

Editor's Note: Here is the full text of today's Eagle Times article on Tuesday's important Walpole Planning Board meeting. Space in the paper did not allow the full story as filed to appear.  CCB

9-14-05

Walpole Planning Board Sees New North Meadow Development Plan and Proposed Zoning Changes

By Charles C. Bingaman, Contributing Writer

          Berkshire Development LLC Senior VP Timothy J. Traynor Tuesday evening showed Walpole’s Planning Board and an inquisitive audience of 45 citizens its current conceptual plans for redeveloping and expanding the North Meadow Plaza strip mall on Route 12 between Walpole and North Walpole.

          At the conclusion of the 90-minute discussion and question/answer session, Traynor said, “we’d like to be back in a couple of months or so” with complete site plan applications for the Board to review.

          Berkshire Development, hired by investors who purchased the current mall and adjacent parcels more than a year ago, plans to propose a new 65,000 square foot building, parking for 340 cars, and an “out parcel” building in the triangular space currently occupied by the ball field south of the present mall’s parking lot and to update and refurbish the current North Meadow Plaza and parking lot as well. 

          Rather than challenging Walpole’s zoning limit on retail stores exceeding 40,000 square feet, Traynor announced that the largest store in the proposed new building, probably to be a grocery, will not exceed 40, 000 square feet and that the remainder of the building will be occupied by three or four smaller retail stores. 

          In addition to the major building, the development envisions a new entrance to the area from Route 12 for customers and a new service entrance to the rear of the new building off Upper Valley Road.  Traynor also said that the firm intends to update the facade and parking area of the current strip mall.

          In answer to audience questions, Traynor said that Berkshire has no contract with any grocery company for the large new space and that he was not even certain that any grocer would be interested in space that size.  He said that there have been preliminary discussions with the Shop & Shop chain, although Stop & Shop has no stores as small as 40,000 square feet, that Shaw’s Supermarkets is still “a consideration” and that two other chains may be prospects.  Traynor also noted that Shaw’s currently has a long-term lease in the existing strip mall immediately adjacent to the proposed new development.

          Traynor also said that he has no clear plans for any of the additional retail outlets in the proposed new building, although, based on last year’s surveys of citizen interest in the Walpole area, “medium priced clothing for children, women and men” were areas they had expressed interest in.  “You all will decide what’s going to go in here”, he observed, as the market ultimately will show what will work and what won’t.

          Other points made by Traynor in answer to Planning Board and audience questions were as follows…

·        Berkshire’s redevelopment of the current strip mall, even if approval is not gained for the new construction, “could be a possibility because we definitely need to invest some money in it.”  But Traynor made it quite clear that Berkshire will pursue a new construction site plan that conforms with all Walpole zoning regulations but for one possible zoning waiver on the exact method for handling storm drainage and that that new construction is the lynchpin of the project.

·        Preliminary discussions have been held with New Hampshire DOT officials on whether a new entrance off Route 12 would be permitted and whether a traffic light would be required, either there or at the current entrance to the North Meadow Plaza or both.  One audience member said that the plans for the highway would not permit such a new entrance. Traynor’s engineers said it was an open question.

·        Walpole citizen Cliff Cooke observed that the conceptual drawings shown Tuesday evening did not include connections—either for cars or pedestrians—between the current strip mall and the new area proposed south of it.  Berkshire representatives said they hope to add such connections as planning goes forward providing abutters approve and possible zoning issues can be worked out.

·        Hugh Montgomery of Walpole asked the that the Planning Board consider the impact of losing the substantial area of green space—9.3 acres—that the proposed development involves.  Berkshire’s Traynor responded, “I hear what you’re saying.  We need to move cautiously.”  But he also pointed out that Walpole has set this area aside for commercial development—separating it from the remainder of the town—and that, in his opinion, it does not impact the carefully preserved residential and undeveloped sections of the town.

·        In answer to audience questions about the amount of added ambient light that might be generated by the new buildings and parking lot, Traynor observed that “we are obligated to keep that light on our property.”  He described the probable use of lighting fixtures with recessed lights that would shine down and not be clearly visible form off the property.

·        In answer to a question about developing the open space to the north of the current Ocean State Job Lot store on the north end of the current strip, Traynor said “any such development would be years away.”

The public can learn more about Berkshire Development LLC at www.berkshireusa.com.

In a separate but related development, John P. Hansel, co-chair of the Walpole Tomorrow Committee—now claiming 250 members—gave the Board proposed language for updating Walpole’s zoning ordinance.  Walpole Tomorrow, according to Hansel, is seeking to “inject the spirit of the Master Plan into the Ordinance as a guiding philosophy.”  He said the group hopes to work with the Board at its “working meeting” September 27 and to receive the Board’s official response to its proposals at its October 11 meeting.

Walpole Tomorrow wishes to insert in the zoning regulations the stated objective of discouraging “the development of Walpole into a regional economic center, by supporting the development of small, local business establishments that serve the Town and the greater Walpole area and whose scale is consistent with its rural and historic character.”  Further, Walpole Tomorrow wants to insert language from the Master Plan stating that the zoning ordinance’s purpose includes managing “the future commercial development of Route 12 to avoid creating an unsightly commercial strip” and to “provide for harmonious and aesthetically pleasing development.”

In addition, Walpole Tomorrow wants the Board to add to site plan impact analysis for the development of “any new development or expansion of existing commercial establishment proposed to exceed 20,000 square feet”—rules immediately focused on the proposed Berkshire project—an assessment of the number and types of jobs to be created, the projected costs to town services or infrastructure, the short and long term projected tax revenues, and the market and financial feasibility of such projects.

In other Planning developments, the Board approved a previously filed application by Alyson’s Orchard to expand its current conference space by 2400 square feet.  Owner Bob Jassey said that the expansion is primarily for added space for weddings that form a growing part of his business. The Board also received an approval letter from the fire department on an expansion plan for the Len-Tex plant in North Walpole that had been approved previously subject to the fire department approval.

The next “working meeting” of the Walpole Planning Board is September 27 at 7:30, and the next regular meeting is October 11 at 7:30 p.m., both in the Walpole Town Hall.

                    --30--

 

         

 

         

Editor's Note: Tuesday evening's Walpole Planning Board meeting promises to have some very important and interesting business.  Berkshire Development USA has announced what they call a "new concept" designed to avoid a fight over changing Walpole's 40,000 square foot store size limit.  I set out below the NEWS story that I have submitted to the Eagle Times for publication probably tomorrow.  In addition, following the story, I set out some OPINIONS on this Berkshire development approach. If you are interested in Walpole development directions, I suggest that you attend in person Tuesday evening at 7:30 p.m. and voice your opinions to the Berkshire people. (There will likely not be an opportunity to voice them to the board Tuesday as it will only be an informal presentation to the board--not a public hearing on the proposal. That may come later.)  I also understand that Walpole Tomorrow may introduce proposed changes to Walpole zoning regulations for the Board to consider.

In addition to the Berkshire Development matter, I see that Creg Dance is on the agenda concerning possible site plan applications for uses of his property on Wentworth Road that may currently contravene provisions of Residential A zoning that the Zoning Board pointed out two weeks ago.

9-9-05

New Approach to Walpole’s North Meadows Plaza Project

 

By Charles C. Bingaman, Contributing Writer

            Tim Traynor of Berkshire Development USA, the firm hired to redevelop Walpole’s North Meadow Plaza strip mall, announced Thursday that the firm would no longer seek to persuade the town to lift its 40,000 square foot limit on commercial stores and would seek instead to build within the current zoning regulation.

            “I’d be much more comfortable spending money building new buildings and a great new façade for the current building than in spending it to challenge the town’s zoning regulation,” claimed Traynor.

            During an informational meeting at Hastings House, Traynor unveiled concept drawings for new construction in the triangle formed by Route 12, Upper Valley Road and the current strip mall’s parking lot and now used for a baseball field.  The new construction showed a grocery store—Berkshire’s anchor tenant—of just under 40,000 square feet and four other stores totaling 25,000 square feet.  The four additional stores that might or might not be connected to the grocery.  It also showed an “out parcel” store in the point of the angle made by Route 12 and Upper Valley Road and referred to it as a "donut shop."   The concept drawings, designed by Wagner Engineering Associates, Inc. of Portsmouth and Omega Design Architecture, PC of Cary, North Carolina, envision a parking lot with 340 spaces and a new access off Route 12, probably with a stoplight.  A second entrance off Upper Valley Road would be added as well as a service entrance to the rear of the buildings that would face southwest toward the point of the triangle. 

Traynor has previously assured Walpole that Berkshire would replace the ball field with another at a site to me found.

In addition to the new construction, the concept drawings contemplate construction of new facades for the current strip mall.

Traynor explained that, while he had previously thought that a grocery of at least 55,000 square feet was the minimum necessary to served the needs of the Walpole market and to enable a grocery tenant to offer better inventory and lower pricing than the current Shaw’s Supermarket, a recent trip to Maine and a visit to a 38,000 square foot grocery there had convinced him otherwise.   And it didn’t hurt that he had also concluded that the time, effort and expense of fighting Walpole’s zoning regulations could not be justified and might well fail anyway.

            Traynor reported that he had offered to meet with John Hansel, chairperson of  Walpole Tomorrow, the community group that has been gearing up to oppose the development of a commercial store or stores exceeding the 40,000 square foot limit but that a meeting has never taken place.  Traynor did note that, “a group such as that can be an ally for good growth.”

            Traynor announced that he will return to Walpole next Tuesday evening to make an informal presentation to the Zoning Board to be followed by the preparation and submission of formal site plans for approval over the next few months.  He said Berkshire will “make a conscious effort” to stay within Walpole’s zoning regulations.  He said that, depending on how quickly approvals can be arranged and tenants committed, construction could begin as early as next spring.

            In answer to audience questions, Traynor said that he had had discussions with several possible grocery store tenants but that no decisions had been made.  In the past, Berkshire has worked quite often with the Stop & Shop grocery chain.  He also noted that surveys Berkshire had conducted with Walpole area residents last winter had indicated that there is a wish by many for a mid-priced women’s clothing store and possibly one or more professional services offices that could go in the “additional parcels of the new building.”

            The Walpole Zoning Board holds its regular monthly meeting at 7:30 next Tuesday evening in Town Hall. (End of article.)

___________________________________

 

Opinion

1. Berkshire Development’s investors DO own space in a commercially zoned area.  The town has agreed to commercial uses in it.  Berkshire Development is simply seeking a way to get the targeted return on its investors’ money by developing the space south of the current North Meadows Plaza.  Berkshire would prefer not to have to spend time and money trying to get the town to vote to change the 40,000 square foot zoning limit on store size.  Berkshire will couch its proposals in terms of benefits to the town, but the reality is that it represents its investors—not Walpole citizens—and that hoped-for benefits to its investors are the driving force here.

 

2. This new proposal is an effort to get around Walpole’s 40,000 square foot limit on “shops, restaurants and other commercial establishments” by internally subdividing a 65,000 big box building to allow a 40,000 square foot grocery and 25,000 square feet for several smaller rental spaces for other stores.  In fact this is an even larger building than previously described when, last winter, Berkshire was talking about a 55,000 square foot free-standing grocery as the minimum necessary to give Walpole the grocery it “needs”.  (At last Thursday’s meeting, Berkshire people, while conceding that the new proposal suggests a 65,000 square foot building, agreed that they could divide it into two separate buildings, each of 40,000 square feet or fewer.  Of course they would prefer NOT to do that as it would add expense to the construction and operation.)

 

3. Shaw’s continues to allow its store here to be a mediocre outlet, possibly because of the uncertainty with the Berkshire Development plan, possibly because it is profitable as it is and there would be little profit in upgrading the store as a minority of its customers would like.  In fact the North Meadow Plaza, as a whole, is an unattractive, out of date facility that no one can be very proud of.  But I personally have not seen a development program for the substantial green space in the triangle south of it, even allowing for Berkshire’s proposed façade face-lifting in the current space, that would be preferable to the green space and ball field that exists there now.  If you add the euphemistically labeled “donut shop” on the corner and an additional entrance off Route 12 as Berkshire’s new plan does, possibly with a stoplight or two, the advent of significantly increased traffic hassles makes this new proposed development even less attractive to me.

 

4. All interested Walpole citizens should attend the Walpole Planning Board meeting at Town Hall Tuesday evening at 7:30 p.m. to hear the Berkshire presentation and to form educated opinions on this important matter to our town’s future.

 

5. It would be interesting and useful for registered Walpolean readers to add their comments to this article.  Simply click on the “comment” word at the bottom of this entry and type in your comment.  Click “Save” and your comment will be available for all of the rest of us to read. 

 

                                    --30--

Ed. Note: Here is the tentative agenda for next Tuesday's meeting of the Walpole Planning Board. Note that, in addition to items shown on this agenda, Berkshire Development USA, developers of the North Meadows Plaza, have said that they will appear to give an advance look at their new proposed concept for the strip mall and the parcel to the south of it.  See my article in tomorrow's Eagle Times setting out the details. (I'll reproduce it here on Sunday or Monday.) 

Town of Walpole

 

Walpole, NH  03608

 

Walpole Planning Board meeting

 

September 13, 2005  7:30 pm    Town Hall

 

AGENDA

I.          Open Meeting

 

            A.  Roll Call/Designate Alternates

            B.  Approve Minutes of Aug. 9, 2005 and August 23, 2005

            C.  Secretary’s Report

II.            Review Applications Submitted:  Accept/Reject/Delay

 

A.  Robert. and Susan H. Jasse/Alyson’s Orchard - Site Plan Review in the Rural Agricultural Zone, Map 4 Lot 44, proposing a 2400 sq.ft. expansion of the events center located at 57 Alyson’s Lane.  Application is subject to approval for a special exception from the Zoning board at it’s Sept. 21, 2005 meeting.

B.  Fred and Carol Ann Dill - Minor 2 lot subdivision in the Rural Agricultural Zone, located at 250 Old Keene Rd. Map 7 Lot 24-2, resulting lots will be 22.09 acres and 22.05 acres.

III.       Close Meeting/Open Public Hearing

 

            A.  Jasse/Alyson’s Orchard

            B.  Dill

IV.       Close Public Hearing/Re-open Meeting

 

V.        Action of Applications Submitted:  Approve/Disapprove/Delay

 

            A.  Jasse/Alyson’s Orchard

            B.  Dill

VI.            Unfinished Business:  Pending Applications

 

            A.  Lentex Site Plan Review - Letter  from Fire Department rec’d

B.  Gohl/Sandri Walpole Village Market Site Plan Review - Conditional approval requiring landscape plan, materials list, handicap parking, letter from road agent and selectmen regarding tree planting.

C.  Frontage/Zoning interpretation N. Walpole - D. Edkins

VII.     New Business:  Preliminary Conceptual Consultation(s)

 

            A.  Walpole Historial Society - Site Plan Review expansion of covered porch

            B.  Dance Alpaca Farm - Site Plan Review

            C.  Other

VIII.            Communications and Miscellaneous

 

            A.  Distribute sample application/fee schedule and internal forms

            B.  Discuss Work Session 9/27/05 agenda items

                        1.  Zoning Amendment Discussion

2.  SW Reg. Planning Commission:  Build out study, Capital Improvements Plan progress

3.  Other

                       

  

           

Wow! Lots happening in the town! I am copying below an article I had published this a.m. in the Eagle Times on Walpole police going to New Orleans.  Note that they are accepting contributions to defray some costs of the mission.  Also, Berkshire Development announced last night that it is abandoning its earlier plan to challenge Walpole's 40,000 square foot commercial store size limit and, instead, going to propose to the Planning Board next Tuesday a less-than-40K grocery and some satellite stores instead.  More about that in a day ot two.  CCB

9-8-05

 

 

Walpole Sends 40% of Its Police Department to Louisiana for Emergency Law Enforcement Service

 

 

By Charles C. Bingaman, Contributing Writer

 

 

                Answering a nationwide call that came Monday afternoon, four Walpole police officers volunteered for a 7-10 day tour of duty in Louisiana and left yesterday afternoon in a Walpole squad car for the 25-30 hour drive south supported by an outpouring of donations from town businesses and individuals to cover costs of the mission.

 

 

                Walpole set up a special town fund to receive donations earlier in the week and, through Thursday afternoon, over $8,000 had been received with more donations on the way.  At its regular meeting Thursday evening, the select board approved paying out funds in the special account and also agreed that, should any surplus remain after the officers return home, it would be split 50-50 between the Salvation Army and the American Red Cross.

 

 

                Select Board chairman Sheldon Singer said, “We want to commend our police department.  It’s admirable of them to volunteer.”

 

 

                Chief David Hughes appeared before the selectmen Thursday evening, described the three days of hurried preparations for the trip and the quiet but purposeful mood the officers were in when they left earlier in the afternoon.  “It was like the scene before going into battle,’ he said.  “And we know the scene down there is very, very difficult right now.”  News stories earlier in the week reported that New Orleans police officers were exhausted from around the clock crises they have faced for nearly two weeks, that many had stopped working because of diseases from working in contaminated water and from the emotional trauma of losing their homes and families and dealing with thousands of angry victims of flooding who had suffered catastrophic losses as well.  There have even been reports of at least two New Orleans officers having committed suicide in the past few days.

 

 

                Hughes said that his men were headed for Gonzalez, Louisiana , 50 miles northwest of New Orleans , the staging area for police officers responding from around the country.  They do not know exactly what duties they will be assigned or even what towns they may work in.  They are assured that they will be assigned to work together as a team.

 

 

                Walpole police volunteers include Sgt. Richard Westney, Sgt. Michael Paquette, Officer Joseph Marquay, and Officer Michael Milano.  The four will be reporting in with Chief Hughes in the middle of next week.  In their absence, Hughes will be covering the town’s policing needs with the remaining full and part-time officers.

 

 

                Hughes’ understanding is that the State of Louisiana will be providing three meals per day and lodging for the officers while they are there but that they need to provide their own transportation, meals, logging, etc. for the travel to and from their staging area.  Hence this week’s fund raising efforts.

 

 

                If people wish to make tax deductible contributions to support the Walpole officers’ actions, they should make their checks payable to Town of Walpole and turn them in at the Police Station in North Walpole or to the Selectmen’s office in the Town Hall. More contributions are requested as the exact costs of the officers’ mission are unknown at this time, and any surplus will go to hurricane relief.

 

 

                                                --30--

 

 

Ed. Note: Here are the unapproved minutes of the August 23 Select Board meeting courtesy of Regina Borden, the board's secretary.  Some important issues here.  CCB

TOWN OF WALPOLE

MEETING OF THE BOARD OF SELECTMEN

AUGUST 25, 2005

Selectmen Present:            Sheldon Sawyer, Whitney Aldrich, Charles Miller

Mr. Sawyer opened the meeting at 6:45 P.M. with twenty-one people present in the audience.  He announced that the Public Business would begin at 7:00 P.M. as they were waiting for Mr. Miller to arrive. 

ACCOUNTS PAYABLE:  Mr. Aldrich moved to approve the Accounts Payable check register and manifest in the amount of $38,718.53.  Seconded by Mr. Sawyer.  All in favor, so voted.

Mr. Miller came into the meeting.

PAYROLL:  Mr. Aldrich moved to approve the payroll voucher for the week ending August 20, 2005, for gross wages in the amount of $19,410.82 or net wages in the amount of $11,857.53.  Seconded by Mr. Miller.  All in favor, so voted.

Mr. Aldrich moved to approve the electronic fund transfer for the Withholding, MEDI and FICA taxes in the amount of $4,729.05.  Seconded by Mr. Miller.  All in favor, so voted.

Mr. Aldrich moved to approve a Highway Department request to increase Michael Rau’s hourly wage because he is now driving truck and is doing the job very well.  Seconded by Mr. Miller.  All in favor, so voted.

MINUTES –SELECTMEN’S MEETING- AUGUST 18, 2005:  Mr. Aldrich moved to approve the Minutes of the public Board of Selectmen’s meeting of August 18, 2005, as printed.  Seconded by Mr. Miller.  All in favor, so voted.

Mr. Aldrich moved to approve the Minutes of the Non-public Board of Selectmen’s meeting of August 18, 2005, as printed.  The Minutes will remain sealed as they contain information on personnel.  Seconded by Mr. Miller.  All in favor, so voted.

Mr. Miller moved to approve the Minutes of the second Non-public Board of Selectmen’s meeting of August 11, 2005, with the following correction:  third paragraph, second sentence - insert the word “past” in front of Selectmen.   The Minutes will remain sealed as they contain information on personnel.  Seconded by Mr. Aldrich.  All in favor, so voted.   

PUBLIC BUSINESS:

MERRIAM FARMS:  Mr. Sawyer advised that on April 22^nd, 2005, the Board of Selectmen received a Petition to Layout Merriam Road – Pursuant to RSA 231:28 – Town of Walpole, New Hampshire.  Mr. Sawyer read the Petition:

 “The undersigned residents of the Town of Walpole whose properties front on Merriam Road (the “Road”) petition the Walpole Board of Selectmen to conditionally layout the Road, subject to Merriam Farm, Inc. upgrading the Road to Class V standards. 

Merriam Road is an existing Class VI highway in the Town of Walpole as shown on various plans and street plats located in the Cheshire County Registry of Deeds recorded at: 1) Book 5, Page 41, dated December, 1934; 2) Book 19, Page 54, dated February 18, 1971; and 3) Cabinet 11, Drawer 7-521, dated December 10, 1994.

Dated this 22 day of April, 2005.”  It was signed by five residents.

Mr. Sawyer turned the meeting over to Attorney Gary Kinyon.  Attorney Kinyon advised that the Selectboard consulted him about this Petition because it is unusual as it is not one that is submitted to the Selectboard very frequently.  A similar Petition was filed with the Town of Surry Selectboard by the same land owners and the Selectboard heard this at their meeting last Monday night.  Based on his research the issue tonight is to consider the need for the Selectboard to determine if there is “occasion” to layout this road.  A Class VI road is a road that is not maintained by the Town but a Class V road is maintained by the Town.  The Petitioners are asking the Selectboard to find out whether the “occasion” exists for the layout of that road.  “Occasion” is not clearly defined by cases that interpret this thing.  This issue suggests that what an “occasion” is is an analysis by the Selectboard as to whether it is in the best interest of the Town to layout the road.  If the Selectboard determines that “occasion” exists then they think it is in the best interest of the Town to lay it out.  If they vote “yes” then the Selectboard would hold a series of hearings after notifying the abutters on the road.  The dimensions of the road, the engineering of the road, the standards to which the road will be built, the cost to up-grade the road and who would bare the cost would be addressed.  If they vote that no “occasion” exists then they made a decision as a board that it is not in the best interest of the Town to do so.  At that point the issue would die there unless the Petitioners choose to appeal that decision in Superior Court.  If the Selectboard votes that there is “occasion” to upgrade the road but if other people do not agree with that they could also appeal to the Superior Court.  There is another method of laying out a road and that is to put a Warrant in for Town Meeting to let the voters make the decision.  The Selectboard also has to consider what the impact on the Town will be if they were to layout the road.  What is the financial impact on taxes if the road; the construction and what it would cost to maintain it.  In theory, the Selectboard could take the vote without any input but they decided that if people want to speak for or against the Petition that they do so tonight. 

Attorney Pat Panciocco explained that the Petitioners chose to use RSA 231:28 rather than 231:38 because 231:28 was amended in 1989 to allow that Class VI roads could be upgraded to Class V roads as they also allow private roads to be upgraded to Class V roads.  They would like to use the existing right-of-way that has been there since the 1700s.  It is in the Town records and on the State maps.  To the extent that the “occasion” analysis applies they say it is limited to the obligation of the Town to repair and maintain the road in the future.  They would prefer that the Selectboard give them permission to upgrade the existing right-of-way which the Selectboard has exclusive jurisdiction over.  A layout to a certain degree makes you think that property is taken but they are not contemplating taking any property.  There is a little distinction in there so that is why they chose RSA 231:28.  The burden to the Town would be repair and maintenance of the road that is afforded to every taxpayer of the Town, a public road.  All taxpayers get to use those roads as well as people from surrounding towns.  They feel that they are entitled to the same treatment.  The Town of Surry would like them to not touch the road to prevent future development.  They are asking to up-grade the existing Class VI road to a Class V road according to standards that the Selectboard will set.  They feel they should be able to do that to make reasonable use of their property.  The property rights that all of us enjoy.  Regulations have to be supported by substantial government interests that are geared to public health, safety and welfare.  Other than the Town’s obligation to maintain the road, the investment expectations that these individuals have to develop this property is fully under the authority of the Planning Board and what they would allow.  The land is zoned Agricultural and Timberland.  It is not allowing them to access their property.  They cannot touch the road without the Selectboard’s permission so they are asking for that permission from the Selectboard to let them upgrade the road at these

gentlemen’s expense.  They are not asking the Town or any of the abutters to contribute.  The improvements to the road will not only improve their property but the Town has a more valuable base of property to tax which will bring in more revenues that will offset any burden to the Town. 

There is an outstanding wetlands violation that was reported but the plan for the restoration includes three culverts.  As a result, the Department of Environmental Services came to do a site visit.  Merriam Farms, Inc. hired a soil scientist to develop a restoration plan.  On August 23, 2005, Carl Hagstrom of Monadnock Septic Design submitted a “Restoration Plan for Merriam Farms, Inc., in Surry/Walpole for David Keurulainen.  Administrative Order WD.04-019” to the NH DES.  This will be incorporated in the Dredge and Fill application.   Copies of the documents were distributed to the Selectboard and Attorney Kinyon.  Merriam Farms, Inc. did not have total disregard to the violation.  Apparently, the culverts need to have after the fact Wetland Permits done for them but they cannot do that now because they cannot touch anything on the road.  There was a brief discussion regarding the history of the violations with DES.

Attorney Kinyon asked if the Petitioners own all the land on both sides of the Class VI roadway?  David Keurulainen responded not all of it but from where the Town stops maintaining the road it is 2300’ in (1200’ on one side and 1100’ on the other side).   Attorney Kinyon questioned how wide the existing Class VI road is?  Attorney Panciocco was uncertain.  Attorney Kinyon wants to understand who will pay for the cost of acquiring additional land to bring the roadway up to Town standards?  Attorney Panciocco feels that to upgrade the existing right-of-way would not require making it 50’. She believes that a portion of it is four rods and there is reference to a two rod portion.  Jim Terrell did not take measurements of the roadway.  They may have to change the drainage, especially with future development, so that needs to be looked at.  It is narrow so he isn’t sure if it could be opened-up enough for the additional traffic.  Attorney Panciocco said there is a bridge issue now; they cannot get to their property because they cannot fix the bridge either because it is in the road right-of-way.  It is a touchy area.  Mr. Miller said the Town cannot do any maintenance on a Class VI road but he understands that the owners can plow or do enough work for access to their own property either separately or jointly with other abutters of the road.  Attorney Panciocco said they have been up-front in that they are looking at and want to develop that property.

Mr. Sawyer stated that this is pretty much in the Timberland Zone and it says when the “occasion” to open that up the Town has the right to do that but he has not seen the “occasion” that they need to open that up yet.  It is very steep.  It still has hunting and fishing in there.  He questions if the Town needs to open-up that land yet.  This land is a long distance from the Fire Department and other Town services.  Nobody has said we need a large development.  The Town of Surry said “no” as this would end up being a dead end road and their subdivision calls for roads to be no longer than 600’ so this would raise some concern.  Attorney Panciocco said in her observation of the Zoning map a portion of this property is in the Agricultural Zone.  This property is over 250 acres.  They just want to get in there.  The fact that it allows residential housing as a permitted use leads them to believe that it is a reasonable use of the property.   

                    Gary Speed, Chairman of the Conservation Commission, advised that his concerns are with the current violations and what will happen down the road.  He would like to see them taken care of.  As of today at 8:30 am DES advised that they did not hear anything from the property owners.  They still need to get permits for the culverts or the gravel bank.  Attorney Panciocco responded that as a part of the Planning process the Conservation Commission would receive copies of the

correspondence.  Mr. Speed’s recommendation would be to not do anything until the violations are taken care of.  He is charged with the natural resources of the Town. 

There were no other public comments.  Mr. Sawyer closed the discussion at this time and advised that it is up to the Selectboard to make any decisions.

Mr. Miller moved that the Board of Selectmen approve the “occasion” to upgrade this section of the  Merriam Road as requested by the Petitioners.  Seconded by Mr. Aldrich.  Vote:  Mr. Miller, Mr. Aldrich and Mr. Sawyer were opposed.  The motion was defeated. 

 

CONSULTATION WITH ATTORNEY KINYON:  Attorney Kinyon advised that the Petitioners now have the options to appeal to the Superior Court or go the Warrant route before the next Town Meeting. 

DEPARTMENT / COMMITTEE REPORTS:

The Board of Selectmen received and reviewed Minutes of the following meetings:  1) the North Walpole Village District Board of Commissioners – August 16, 2005; 2) Zoning Board of Adjustment – August 17, 2005; and 3) Hooper Institute Committee – August 23, 2005. 

OLD BUSINESS:

PLANNING BOARD AND ZONING BOARD OF ADJUSTMENT – SECRETARY:  Bill Webb reported that he met with Ernie Vose last night and they believe they have a secretary to fill the vacancy caused by the resignation of Louisa Preston.  Pam Aslinger , Alternate member of the Planning Board, has expressed an interest in taking the position.  There are still some holes in the process but they think they can arrange everything so the meetings are covered.

CREG DANCE – LETTER RE: ZONING VIOLATIONS:  The Board of Selectmen reviewed their letter to Creg Dance that outlines the concerns of the Zoning Board.  Mr. Sawyer feels that communicating verbally is not a bad idea so he met with Mr. Dance to discuss the situation.  Mr. Dance was under the impression that he had abided with all the regulations.  They made a decision not to operate the Bed and Breakfast at this time because it took too much time so it is a moot issue.  He took down the sign; the new sign will meet the sign ordinance.  Mr. Sawyer suggested that Mr. Dance attend the Planning Board and Zoning Board of Adjustment meetings relative to what he has to do to be in compliance.   The Board of Selectmen signed the letter.

VICKY GOHL:  Mr. Aldrich said that Vicky Gohl is waiting for the Board to make a decision on the Village landscaping improvements by the former Tole’s property.  The Board of Selectmen agreed to make a site visit the first of next week.

AL WELCH:  At the meeting last week Mr. Welch discussed the alarm system at the three pump stations.  Following a discussion with Mark Houghton there was a consensus of the Board of Selectmen to put this item on-hold until a later date. 

NEW BUSINESS:

MS-1 – TO BE SIGNED:  Mr. Miller moved to approve and sign the MS-1 document for the Town’s Inventory and Evaluation figures.  Seconded by Mr. Aldrich.  All in favor, so voted.

VACATION DAYS REQUEST – JIM TERRELL:  Mr. Aldrich moved to approve a request from Jim Terrell to take off personal days on September 1^st and 12^th, 2005.  Seconded by Mr. Miller.  All in favor, so voted.

HIGHWAY DEPARTMENT:  Jim Terrell brought the Board of Selectmen up-to-date on an issue where a resident is unhappy with new guardrails being installed in front of his house even though it is a safety issue.  He claims he had a driveway there for many years.  Mr. Terrell advised the gentleman that he could attend a Board of Selectmen’s meeting or write a letter to them but to-date he has not.  Mr. Sawyer explained that the Road Agent has the right to put in guardrails where he feels they are needed. 

Regarding the Main Street project, by Tuesday they expect to have all the drainage work done.  Mark Houghton is hoping that by the end of next week he will have the work done to Union Street.  The company that will do the curbing is planning on about two more weeks.  Hopefully, it will be paved by winter.

David Walker, who lives on the River Road, asked Jim Terrell to replace a portion of walkway on the River Road that was removed when work was being done on a culvert that was plugged.  It left a big drop.  Jim Terrell agreed to look at it.    

Jim Terrell advised that the bridge consultants got a response from the State and they want to make some changes on the south end.  He would like to meet with the Board of Selectmen soon on-site to discuss the changes.  There was a consensus of the Board of Selectmen to have Jim Terrell set-up the meeting and let them know the date and time.

EMERGENCY MANAGEMENT:  The Board of Selectmen received a letter from Harry Boynton relative to the Walpole Emergency Management.

Mr. Aldrich moved to approve the Walpole Emergency Management purchase of parts and labor for radio communications.  Seconded by Mr. Miller.  All in favor, so voted.

BUILDING PERMIT: 

JONATHAN PALMERIA:  Mr. Miller moved to approve the Building Permit for Jonathan Palmeria to build a two story cape on Dearborn Circle subject to the completion of the septic design that is approved by the State and it is received in the Board of Selectmen’s office.  The Board of Selectmen will sign the signature page when it is printed.  Permission is granted for Mr. Palmeria to begin the foundation preparation.  Seconded by Mr. Aldrich.  All in favor, so voted.

NON-PUBLIC SESSION:

Mr. Miller moved to enter into a Non-Public session to discuss a personnel matter.  Seconded by Mr. Aldrich and, on a roll call with all in favor, the motion carried.  The time was 8:30 P.M.

The regular meeting resumed at 8:40 P.M.

Mr. Miller moved that the Minutes of the Non-Public Session will be sealed as the Minutes contain personnel information.  Seconded by Mr. Aldrich and, on a roll call with all in favor, the motion carried.

Mr. Miller moved that the Board of Selectmen approve sending Andrea Chatfield a retainer in the amount of $3,500.00.  Seconded by Mr. Aldrich.  All in favor, so voted.

Mr. Miller moved to adjourn this meeting.  Seconded by Mr. Aldrich.  All in favor, so voted.  The time was 8:45 P.M.

THESE ARE UNAPPROVED MINUTES.  CORRECTIONS, IF NECESSARY, MAY BE FOUND IN THE MINUTES OF THE SEPTEMBER 01, 2005, SELECTMEN’S MEETING.   

   

Editor's Note: Here are the not-yet-approved minutes of last week's "working" session of the Walpole Planning Board.  In these fourth Tuesday of the month meetings, the Planning Board talks about "bigger picture" planning needs, procedures and projects in contrast to agenda items in their regular, second Tuesday meeting which usually focus on specific planning applications, propsoals, etc.  The Planning Board recently agreed to allow The Walpolean to publish its agendas in advance as well as the minutes to make it easier for Walpole citizens to stay current with its activities.  All Walpole citizens are invited to comment on these minutes here in The Walpolean and/or to attend either the second or fourth Tuesday meetings.
***********************************

Town of Walpole, NH

Planning Board Meeting Work Session

August 23, 2005

Unapproved Minutes

Presiding:  Jeff Miller, Ch.

Members Present:  D. Edkins, E. Merklein, D. DeCoste, B. Miller, R. Boas, alt.

F. Dill, alt.

Members Absent:  S. Sawyer, Select’s Rep., H. Fletcher

Recording:  P. Aslinger, alt.

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

Agenda was posted Town Hall and Burdick’s Market on Aug. 21, 2005

Meeting was called to order 7:45pm

Secretarial Position:  Ch. Miller said the newly hired Secretary had resigned because of change in her husband’s employment, that the Selectmen and search committee were in the process of re-advertising for the position, and that P. Aslinger may be filling in or applying for the position.  P. Aslinger stated that she would be meeting with E. Vose and B. Webb on Wednesday August 24 to discuss the position, noting that her only conflict would be the times away traveling specifically Jan/Feb.  Ch. Miller felt that the Planning Board would cover for her, D. Edkins suggested he contact Regina [Borden] who helps out in Charlestown to be a fill in for Pam.  Ch. Miller stated that the Select’s Office will be sending notification and notices out for the Planning Board for the Sept. Meeting ie;

Allison’s Orchard and F. Dill applications.

P. Aslinger distributed an updated Member Contact List for the Planning and Zoning boards with e-mail addresses.

OLD BUSINESS:

Subdivision Regulation Update - P. Aslinger distributed Charlestown’s regs and SWRPC handbook to subcommittee members, D. Edkins, D. Decoste and E. Merklein The subcommittee (including P. Aslinger) will compare the Charlestown Regs and SWRPC handbook to Walpole’s regs and meet in 10 days to review and prepare a draft for the Sept. meeting or work session. 

Fee Schedule/Application Draft - Copies of Charlestown’s fees plus Ch. Miller’s actual Planning Board expenses were compared against a draft schedule/application prepared by P. Aslinger.  Ch. Miller had spoken with E. Vose, Ch. ZBA who agreed that the fees should be user based.  Mr. Clancy Houghton, sitting in the audience, suggested we contact SWRPC to have additional fee schedules from other towns to compare.  D. Edkins said SWRPC had sent Charlestown a “packet” of comparisons.  F. Dill asked if the fee schedule should make a reference to additional fees imposed by the Board for special studies, it was agreed that the subdivision regulations contain adequate mention

and explanation of additional fees.  The Board made several suggestions and asked for a new draft to be presented at the Sept. 13 meeting.

Deadline Meeting Schedule - Copies of the schedule were reviewed, suggestions made on whether to post this information or have it as an internal use document.  P. Aslinger stated that the information is important for processing applications, especially for the Secretary.  Most agreed that the information should be for internal use.

Zoning Changes Update - Board discussed the previous attempt to change the density of apartment buildings in the commercial zone that failed by 2/3rds vote at the 2005 Town Meeting.  D. Edkins suggested the Board contact by letter every person who signed the protest petition to come before the Board to discuss their specific concern.  Members suggested the Board do a better job of advertising and explaining amendments.  D. Decoste asked F. Dill why he was opposed to the amendment?  Mr.Dill explained that there was an impression that it was anti-everything.  That the commercial zone is the best zone for higher density housing, that 25000 sq. feet is not good for affordable housing or elderly housing and not practical for a developer.  That there was concerned over many individual cottages vs. a well planned lower impact cluster, multifamily housing concept.

He said the amendment seemed “forced at the last minute, lacking explanation”.  E. Merklein and others stated that it was not the intention of the Board to limit affordable, work force or elderly housing, but instead an attempt to have all apartment density uniform in all districts.  That the Board still feels that the amendment is viable but needs to be better explained, written with the actual intent, and include input from those who signed the protest petition.  D. Edkins will draft a letter to send to the petition signers inviting them to a future Board meeting, suggesting the Board review a draft amendment at the Sept. work session.  Deadlines for proposing amendments to the Town were noted, allowing for at least 2 public hearings to be held no later than January 10, 2006, the first no later than Dec. 13, 2005.  Members felt that the sooner the better, opting to hold the first public hearing in November.  Final amendment would need to be submitted to the Town by Jan. 31, 2006.

Class VI Road Policy Update - Ch. Miller said he was in the process of writing a review procedure and recommendation policy, that he had spoken with the Selectmen regarding the Merriam Farms situation, that the Selectmen had met with the Surry Selectmen who have refused to accept the road as a Class V.  There are several conservation violations and liens against the project due to the logging operation that are not being resolved.  The owners will be meeting with the Walpole Selectmen on Thursday.

The Board discussed how roads are accepted, who has authority and referred to the State statutes 674.40, 40a, 41.  They discussed whether a zoning amendment could be created to better support the Selectmen’s position of no new roads or roads accepted only by Town vote.  They discussed the PB role in creating new roads in subdivisions, that the Selectmen have the sole authority to accept by PB recommendation with or without conditions, for example the subdivision Sand Hill road was accepted once 75% of the lots were developed. 

Capital Improvements Program Update - Ch. Miller will contact SWRPC and ask the representative to attend the October meeting.

Other - P. Aslinger asked if the Board agrees to post minutes and agendas on the “Walpolian” website in addition to the Town’s website, Burdick’s Market and Town Hall, all agreed.

NEW BUSINESS:

Commercialization on Wentworth Rd. - A letter from the Zoning Board to the Selectmen was read into the record regarding the Alpaca Dance Farm that is in violation of the Zoning Ordinance for several reasons.  The Planning Board may see an application for Site Plan Review on the operation depending on the outcome.  The Board discussed other areas on Wentworth that could be in violation and whether the Zoning Ordinance needs to better address expansion of “incidental” use.  Chuck Bingaman from the audience questioned whether the Zoning Board was the proper authority to handle complaints.  D. Edkins cautioned that the Selectmen should be the first contact since the Zoning Board is the appeals board.  It was noted that E. Vose brought the matter to the Selectmen immediately after the ZBA was made aware of it.  The Selectmen requested the ZBA to write the letter. 

Frontage/Zoning Interpretation N. Walpole - D. Edkins had no further information.

Build Out Study - D. Edkins intended to bring a copy of Charlestown’s study but was unable to for tonight’s meeting.  He reiterated that he did not feel the information gathered was helpful in planning, that it gave huge numbers to unlikely situations and worst case scenarios.  F. Dill agreed stating that the study was overkill, lots of work and expense to show the Bronx moving into Walpole.  Mel Shupack from the audience, disagreed stating that the study would help to test the existing zoning ordinance and how adequate it is, where there could be trouble areas. R. Boas  agreed saying it would provide current information based on current zoning to give a better existing picture to protect the integrity of the Town.  Some felt it would be used for anti-growth.  E. Merklien stated that without the study, the Board cannot plan adequately for the future, without defining the scope of what we have available.  He stated the study should not be used as a doom and gloom chart without proper interpretation.  He has contacted Jeff Porter at SWRPC and received an e-mail back defining the cost and scope of the study.  SWRPC promotes the study stating that properly used it is not a stop growth measure but a planning tool and a growth barometer.  Ch. Miller felt that the Board may have enough on its plate for this year, that the study could be done at another time,  but would ask Mr. Porter to address it at the October meeting when he gives his update on the Capital Improvements Program.

E. Merklein asked to revisit the idea of creating a zoning amendment to further support the Selectmen on road issues.  He was asked to refer to the State RSA: 674.40 for further understanding.

Review agenda items for Sept. meeting - Ch. Miller stated that Allison’s Orchard and F. Dill were both possibilities for the Sept. meeting.  He asked P. Aslinger to contact F. Dill to help him with the process. 

Meeting Closed at 9:45PM

     

 

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