19 April 2006
Present: M. Mansouri, L Carignan, L. Weber,
NOTE: THE FOLLOWING MINUTES WILL BE REVIEWED ON 17 MAY, 2006.
The meeting was called to order at 7:30 PM.
It was noted that under our bylaws, three members constitute a quorum, and that all three members must agree for any action to be taken.
PUBLIC HEARINGS:
Timely notice of the public hearing was posted and published, and all abutters were notified by mail.
Ann Rogers--9 Rogers Street. Ann Rogers is seeking an expansion of a nonconforming structure. She would like to replace her existing 6 x 23 porch with a 10 x 32 closed addition on the back of her house.The proposed addition will run the width of the existing house. As a result, the new addition will be 19 feet from the property line with Verna Mack, and 15 feet from the property line with Minna Good, as is the existing house. A letter was read into the record from Michael Parent, abutter, stating that he was unable to attend the meeting, but had no objection to the proposed addition. It was moved by Ms. Weber and seconded by Mr. Carignan that the addition be approved as presented. Ms. Weber stated that the proposal did not increase the nonconformity any more than the existing building, that there was no evidence that the proposed addition would have any detrimental affects on surrounding properties. All voted in favor of approving the expansion.
New Business:
L. Britton arrived as this matter was being taken up, and Mr. Searles repeated his introduction for Mr. Britton’s benefit.
Scott Searles—Wentworth Road Mr. Searles has discontinued the repair of snow machines at his residence. He and his wife are now running a catalogue sales business from the residence. The business currently has one employee in addition to the Searles. Mr. Searles would like permission to have up to six seasonal employees, starting this September and continuing through about March of 2007. The Searles are actively seeking a commercial location for the business, but realistically are unlikely to have that in place by September, when their busy season starts. Ninety five percent of the items they sell are drop shipped from elsewhere and the merchandise never comes to the property. About five percent are items stored and shipped UPS from the Wentworth Road location. The employees would be processing phone and web orders. The address of the business is not advertised, and customers are told there is no retail location. Ms. Mansouri stated that the number of employees would require a variance. It was moved by Ms. Weber and seconded by Mr. Carignan that the matter be set for public hearing, pending receipt of a completed application. All voted in favor.
Peter Roos—Former Longacre Nursery Property—Pleasant Street. Mr. Roos has a contract to sell the former greenhouse buildings and four acres of land to the Walpole Village School , which would be moving from its current location in the Congregational Church. Ms. Mansouri stated that the greenhouse operation was a nonconforming use which was grandfathered when the Zoning Ordinance was adopted. Schools, public or private, are permitted in the Residential District under the current Zoning Ordinance. A representative of the school stated that there would be preschool and prekindergarten classes held in the morning and afternoon, with a total of approximately 24 children attending in the morning and 20 in the afternoon. They would also offer enrichment classes after school in areas such as music, art, and languages. Mr. Britton asked if they added a daycare component, would that still fall under the permitted school use? The proposed programming is all structured. Mr. Britton inquired about the risk of herbicides formerly used at the site. Mr. Roos stated the lower greenhouse is still gravel and unchanged, but the upper greenhouse has a poured concrete floor and had been certified for the production of food labeled organic. Mr. Carignan said that he was satisfied that his concerns had been addressed. Ms. Weber said that many schools have both preschool and afternoon programs in addition to regular classes, and that this project falls squarely into the permitted school use. All Board members present were in agreement.
As no public hearing is required, some discussion took place about what recourse was available to anyone who disagreed with the Board’s decision. It was decided that notice of the Board’s decision is provided by these minutes, and that anyone wishing to question the Board’s decision will have the normal 30 day appeal period in which to do so.
L. LaClair arrived before the presentation of the next matter.
David Westover—532 Main Street—former rental business next to Laundromat. Mr. Westover, in partnership with Tom and Charlene Beaudry of Wentworth Road and Steve Caswell, of Ye Goodie Shoppe in Keene, is proposing to lease the premises for the production of high-end ice cream made from scratch, not a mix. Ms. Mansouri stated that the property is in the Commercial zone, and will require a Special Exception for the operation, which falls under the definition of manufacturing. The proposal is for retail space in the front of the store, and the ice cream making operations in the back. The inside operations will look like a milk house as the state will require all surfaces to be easily cleaned. There is also the possibility of a scoop shop to open seasonally, and a 10 x 20 stand alone outside freezer unit.
The long term objective is to be able to move to larger premises in 2 to 3 years and add a dairy bottling operation, but that is not possible or proposed for this location. In answer to questions from the Board, Mr. Westover said there is adequate parking behind the building, and that the partners and 1 to 3 employees would work there. Milk delivery once a day will be by pickup truck with old fashioned milk containers, and deliveries made by pickup truck and eventually a freezer truck like the Swann truck. Ice cream will be made in batches of 55-60 quarts. Ms. Weber moved and Mr. Carignan seconded that a public hearing be set on the Special Exception at the May meeting. All voted in favor. Mr. Westover was reminded that the ZBA will also need a recommendation from the Planning Board with regard to the proposed use.
Russell Pickering—170 Old Cheshire Turnpike. Mr. Pickering is proposing to cover an existing basketball court with a steel arch structure 92 feet long by 50 feet wide by 18 feet high. The structure will extend within 18.5 feet of the side line of the property. Mr. Pickering teaches basketball voluntarily in the summer, and would like to be able to continue the activity regardless of eth weather. He does not charge for the activity, and it is not a commercial operation. Ms. Weber moved, seconded by Mr. Carignan, that the matter be set for a variance hearing at the May meeting, pending receipt of a completed application. All voted in favor.
Gravel Pits. Assignments for the gravel pit inspections are as follows:
L. Weber and L. LaClair--both Hodgkins pits and George Graves.
L. Britton and M. Mansouri—Both Cold River/Lane pits.
L. Carignan and E. Vose—Joe Sawyer and Donald Wood.
Old Business:
Approval of the March minutes as presented was moved and seconded. All voted in favor.
Approval of the February minutes as presented was moved and seconded. All voted in favor.
Election of Officers will be held next month.
There being no other business to come before the Board, the meeting was adjourned at 8:45. The next meeting will be held on Wednesday, May 17th, 2006 at 7:30 pm.
Respectfully submitted,
Lucy McVitty Weber