Town of Walpole

PLANNING BOARD WORK SESSION

Janurary 23, 2007  7:00pm Basement Office

MINUTES

Presiding:  Jeffrey Miller, Ch.

Members Present:  Bob Miller, V.Ch., Sheldon Sawyer, Sel., Dave DeCoste, Eric Merklein, Ben Daviss  Absent:  Henry Fletcher, Fred Dill, alt. David Edkins, alt.

Recording:  Pamela Aslinger, alt. and Secretary

Conservation Commissioners Present:  Gary Speed, Mel Schupack, Joe Dion, Mary Lou Montgomery, Marsha Galloway, Peter Palmiotto

SWRPC Present:  Jeff Porter   

Audience Present:  Mr. John Hansel

These minutes are unapproved and will be reviewed at the Feb. 13, 2007 meeting for errors, omissions and corrections.

I.   Meeting opened at 7:10pm.  The order of the agenda was changed to address the Conservation Commission’s presentation before the Master Plan discussion.  Mr. Gary Speed, Ch. of the Conservation Commission asked Mr. Peter Palmiotto to present “Farms, Forests, Streams and Wetlands:  Walpole’s Conservation Plan”.  Mr. Palmiotto presented a slide show outlining each of the goals and objectives in the final document.  The document was created by a task force he chaired established in May of 2005 working through Sept. 2006.  The SW Regional Planning Commission assisted them.

The Plan consists of an introduction, purpose statement, 3 primary goals plus their rationale and recommendations, a summary, acknowledgements, supporting documents, tables, maps and appendices.

The presentation was based on an outline of the actual document and reiterated the rationale and recommendations. 

(Secretary’s note:  rather than reiterating the entire presentation, a copy of the plan is available for review in the Selectmen’s Office during regular business hours and a copy is posted on the bulletin board in the lobby of the Town Hall.  Copies may be purchased in the selectmen’s office.)

Discussion and questions were taken during the presentation touching on the following:

Goal 1:  Objective 1.1 Protect Drinking Water

Mr. Sawyer expressed concern on the plans recommended expansion of the wellhead protection area, noting it overlaps prime agricultural land designation, would uses such as manure spreading contaminate the aquifer thus preventing agricultural use? 

Response:  Surface water reaches the aquifir over a long percolation process; manure spreading may not affect the aquifir.  It was noted Walpole is blessed with aquifers, plus 2 well sites.  The Watkins Hill site provides 85% of the Town’s water.

Objective 1.2 Conserve habitat for wildlife and native plant diversity and Objective 1.3 Conserve prime ag. soils and active farms  

Mr. Hansel expressed concern over the mapping of prime agricultural land, it’s not showing every area, he feels Walpole’s farmland compared to other areas of the State is very kind and is its greatest asset.

Comment:  The taskforce followed the State recommendation, feeling it was “realistic”.  They noted how the maps follow the Town’s drainage and wetlands and aquifers.  They recommend 100 ft. buffer for wildlife preservation, and a farmland overlay district to promote agricultural land use.

Mr. J. Miller asked if a farmland overlay plan had been developed, possibly in other parts of the State?

Mr. J. Porter said yes, in the Seacoast area primarily being used to protect farmers from new neighbors moving in being unfamiliar with some normal farming practices.

Objective 1.4 Preserve large forested blocks, Objective 1.5 Preserve Scenic Elements

Mr. Sawyer noted most of the large tracts are in the timberland district.  The tracts are already restricted by not allowing residential development and by the lack of access via Town roads. 

Response:  The plans recommendation to prevent large subdivisions by ordinance/regulations intends to open future discussions by each of the Town’s land use boards.  The scenic road system would need to be expanded beyond the one road already designated to include Class VI and non Class VI roads.

Goal 1.6 Conserve at least 25% of town acreage over the next 10-20 years

Mr. Sawyer asked how the 25% was determined.

Response:  The NH Society for Protection of New Forests made the determination.  The town has protected 13% of its acreage, the 25% is attainable.

Goal 2:  Increase residents’ awareness of the importance of natural resources

Goal 3:  Ensure that the Conservation Plan is implemented

Mr. Sawyer, as a dairy farmer in Walpole expressed high concern over the potential overlay districts outlined in the plan.  He fears they will restrict he and other farmers from being able to use their land investment either for farming or other future development if economically farming becomes obsolete.  He worried about obtaining financing if development rights were sold. 

Response:  Mr. Palmiotto pointed out the need to develop a method to fund and negotiate with farmers to obtain their development rights or conservation easements in order to preserve Walpole’s rural agricultural character.  The value of development rights would be in line with the land value and allow farmers to continue farming.  Mr. Jeff Porter cautioned while the goals were protective, Mr. Sawyer raised valid questions to be considered during the process of implementation, to be certain the protective goals would not cause unintended harm.   

Mr. Palmiotto and Mr. Schupack expressed the need for the Planning Board to adopt the plan into the Master Plan as a first step.  Subsequent discussions and cooperative efforts among all of the Town’s land use boards will result in potential overlay districts, rezoning, regulations and amended ordinances.  The changes will be processed by the usual methods to include public input by holding hearings, appointing adhoc committees etc.

Ch. Jeff Miller thanked the Conservation Commission for the presentation and all who contributed to the Conservation Plan.  He stated the Planning Board luckily is in the process of updating the Land Use Section of the Master Plan and will be able to consider including the plan in the Master Plan as recommended.  He asked Mr. Porter from SWRPC to step forward to discuss the Master Plan Update.

Mr. Porter thanked the Conservation Commission for their presentation.  He described the role of SW Reg. Planning Commission in helping towns to create and to keep their Master Plans up to date.  He referred to the letter he sent to the Planning Board at the request of Ben Daviss and Bob Miller outlining all of the options available to the Board and the costs involved.  He discussed each option. (letter on file)  He suggested that the Planning Board decide on which options they want to pursue and select a committee of 5 or 6 members to work with SWRPC.

General Discussion:  Various topics relating to the Master Plan were discussed such as the need for an economic development section, review of the vision statement and how to maintain the agricultural character of the Town.  Mr. Schupack questioned whether the family farm would remain beyond the current generation.  Mr. Porter, on a positive note said there are more farms in Cheshire County today than in 1980.  Mr. Sawyer added there are also many new niche farmers and the future could bring even more with the production of ethanol.  Ch. Miller asked if the new farms were horticultural in nature.  Mr. Porter said some are considered “lifestyle” farmers, with one or two careers outside the home.  Mr. DeCoste and Mr. Sawyer asked about todays criteria to qualify as a farmer.  Mr. Porter said it was based on a dollar amount.  Mr. Porter said in terms of the visual and social character of the Town, Mr. Sawyer’s comments about niche farming can be positive.  There is great potential for the Monadnock region because people are coming to the area now because of what it has represented in the past; rural farming communities.  He said people are actually beginning to merge properties to graze sheep or other farm animals, this hasn’t happened for decades.  Mr. Sawyer and Mr. Schupack discussed the implications of easements on both equity value for re-financing and how taxing is effected, two areas to consider in an economic section.  Mr. Schupack said conservation land is as tax positive as land in the industrial or commercial zones.  He said once the loans to obtain a conservation easement are paid, the situation becomes even more tax positive.  Mr. Palmiotto asked if a Smart Growth audit addressed economic concerns.  Mr. Porter said the Smart Growth audit would consider if what is being prevented by ordinance or regulation is actually protecting what was intended.  He said sometimes in the zeal to protect other things may be lost.  The point of a Smart Growth audit is to see things from the other direction, what if the Town zoning is fulfilled, then what?

Ch. Miller said the Board had allowed $3000.00 in their budget to update the land use section in 2007.  Mr. Porter felt some of the information could be updated by members through research on the internet for some of the sections.  He mentioned that a census had been done in 2000 the data was new since the last revision.  He suggested appointing a small committee to identify specific areas for revision, compare it to the letter, and deliberate on the specifics of the land use update section.

Ch. Miller said he felt certain the Board preferred to stay focused on the land use section only, updating basic data and GIS information as a beginning point.  He thanked Mr. Porter for attending the meeting and for his comprehensive suggestions.  The Board will confirm their needs in the form of a letter to SWRPC once determined.  He thought having a SWRPC facilitator work with the committee was desirable.  Mr. Palmiotto asked if the Conservation Commission could possibly contribute more monies in order to achieve the update and possibly an additional section?  It may be considered depending on the outcome of the initial review.     

Ch. Miller said he preferred to include anyone interested in the process as has been done in the past, including persons from the public.  He favored both the Conservation Commission and the Planning Board working in tandem on the update, even suggesting joint meetings and hearings.  Ch. Miller instructed the Secretary to make 10 copies of the land use section by Monday, for any Planning or Conservation Commission member present wishing to participate in a group to revise the land use section.  The copies will be available in the Selectmen’s office.  He asked participants to read the section and be prepared to discuss it at the Feb. 27th work session to be held in the basement office at 7pm.  Mr. Joe Dion suggested the group could be broken into smaller groups depending on their particular interest or expertise.  He participated in a Master Plan revision in another town and found it to be very effective.  Ch. Miller agreed suggesting all interested persons review the land use section notating areas of interest and concern, to be prepared to move forward at the next work session. Sec. Aslinger suggested, due to a light Feb. 13th agenda, the Board review the SWRPC options in more detail at the meeting and to define the Planning Board’s specific needs.  V-Ch. Bob Miller suggested setting aside 45 minutes for the discussion.  All agreed. 

Sheldon Sawyer announced the Rte. 123 Bridge meeting to be held at the Town Hall on 1/24/07, inviting all to attend.

Sec. Aslinger handed out OEP’s annual meeting notice.

Meeting adjourned at 8:30pm