Keene High School Environmental Science teacher Tom Sintros, the fellow mentioned in the previous posting and who was interviewed Monday on NHPR, will present a slide show based on the Academy Award winning documentary, An Inconvenient Truth, Sunday afternoon, March 11, at 4:00 p.m. at the Congregational Church. The program is free and open to the public. Child care will be provided.

    Sintros will review exactly what seems to be going on with climate change, why it matters to Granite Staters, and what we might be able to do about it.

     Jill Robinson and Sue Bingaman, organizers of the event, are considering using it as a kick-off for a spring film series on natural resources sustainability. The series is projected to look at climate change, peak oil problems,and practical ways of dealing with them. 

    For further information on the March 11 program or the projected series, call Jill Robinson at 756 -9073.

Ed. Note: This is a story on an item  to be voted on at our Walpole town meeting March 17.  Coincidentally, NHNPR ran a story yesterday about a Keene High School instructor and several Keene High School students that have been active in promoting the Carbon Coalition warrant article set out below.  To listen to the story--just over 4 minutes long--click on this link:  http://www.nhpr.org/node/12362 .  CCB

2-26-07

Walpole to Vote on Climate Change Warrant Article

By Chuck Bingaman, Contributing Writer

          Walpole citizens, sparked by the efforts of Jill Robinson, gathered enough petition signatures to add a warrant article for next month’s Town Meeting vote to prompt local, state and national politicians to act decisively to combat global climate change.

Other Area Towns Voting as Well

          Walpole is, in fact, one of nearly 200 towns in New Hampshire, including Acworth, Alstead, Charlestown, Westmoreland and Keene, to have the same warrant item up for vote. 

          The full text of the Walpole warrant article is as follows: “To see if the town will go on record in support of effective actions by the President and the Congress to address the issue of climate change which is increasingly harmful to the environment and economy of New Hampshire.  There actions include: 

1.     Establishment of a national program requiring reductions of U.S. greenhouse gas emissions while protecting the U.S. economy.

2.     Creation of a major national research initiative to foster rapid development of sustainable energy technologies thereby stimulating new jobs and investment.

In addition, the Town of Walpole encourages New Hampshire citizens to work for emission reductions within their communities, and we ask our Selectmen to consider the appointment of a voluntary energy committee to recommend local steps to save energy and reduce emissions.”

          “We think there are at least two important purposes of the warrant item,” said Ms. Robinson.  “First, it makes the issue of climate change a subject of local consciousness and conversation. And, second, it sends a message to all of our government leaders—current and future—that climate change is a pressing issue that must be addressed in whatever ways we can.  It’s particularly important in New Hampshire because of the leadership role we play in the Presidential primaries.”

          The article and its placement on the warrant of many  Granite state towns are the work of the Carbon Coalition, a joint effort by the Appalachian Mountain Club, the Society for the Protection of Hew Hampshire Forests, and Clean Air-Cool Planet. 

NH Climate Stakes

The Coalition is a non-partisan group of individuals and organizations that have agreed that the country needs to commit to an energy policy that includes significant reductions of carbon dioxide emissions and the use of renewable resources.  Full information on the Coalition is at www.carboncoalition.org.

New Hampshire has much at stake if climate change continues unabated, according to the Coalition, including the likelihood of costly damage to the state’s shoreline, diminishing air quality, and enormous damage to the state’s tourism and outdoor sports economy should winters continue to moderate as they have over the past few decades.  In the past decade, according to the Coalition, 18 ski areas have had to increase snowmaking at a cost of over $24 million.  In addition, moderating winters are projected to phase out sugar maples, the source of the NH maple syrup industry and to greatly diminish autumn colors, the source of much tourism revenue.

                    --30--

 

 

Ed. Note: This is a story appears on today's Eagle Times front page.  I include a map--below--provided by The Trust for Public Land that is not included in the Eagle Times coverage. Important item!! Note that the Conservation Commission is holding an informational meeting on the Ballam Farm proposal at Town Hall THIS WEDNESDAY EVENING at 7:00 p.m.  The Conservation Commission, the Selectmen and others have worked very hard to put together this proposal, and they invite all interested people to attend the meeting. CCB

2-26-07

Walpole to Vote on Farmland Conservation Proposal

By Chuck Bingaman, Contributing Writer

            In a pending warrant article that promises spirited debate, the Walpole Conservation Commission is proposing that the town spend more than $30,000 per year over the next ten years to purchase a conservation easement on 52 acres of prime farm land between Rt. 12 and the Connecticut River north of the Rite Aid store. See map below.

Ballam Farm Preservation

            Known as the Ballam Farm and currently owned by the Cabot Trust, the transaction would ensure that the property, currently being farmed, would remain farmland and not be developed in the future.  In addition, it would provide additional town-owned land as a buffer around a town water well, space for a possible future well and prevent future development over a town aquifer.

            According to Commission Chair Gary Speed, “Ballam Farm is a prime piece of agricultural land that is situated entirely within the source water protection area of Walpole’s public water supply.”

“Unfortunately,” adds Speed, “It’s also prime commercial real estate and could be developed at any time.  This is compelling conservation project not only because of the water quality benefits but because this property exemplifies the agricultural heritage of Walpole and the Connecticut River Valley.”

            According to The Trust for Public Land (TPL) that has assisted the Commission in arranging funding for the purchase, the land has a half-mile of frontage along the Connecticut River and some of the finest agricultural soils in the country.  Further, says the TPL, it has a unique silver maple floodplain forest that hosts two endangered plant species.

            Walpole Water Department Superintendent Mark Houghton said recently that protecting the Ballam property “means protecting Walpole’s drinking water now and into the future.  It sits right up next to our well head and beneath it is one of the most productive aquifers in the state.”

The Proposed Deal

            As proposed for town meeting vote, Walpole would purchase the 60 acre tract for around $775,000 and resell 52 acres in a bidding process to a farmer with a conservation easement allowing only farming use of the land in perpetuity.  The town would retain ownership of the eight acres closest to the existing town well.   Federal and state grants that the Commission, Walpole Selectmen and the TPL have worked out over many months, $25,000 from the Commission itself and the expected resale of the land would reduce the town’s needed borrowing to just over $300,000.  And, the town has a tentative financing arrangement through a Department of Environmental Services Revolving Loan Fund for a 10-year bond issue at 2.18% interest.  Hence, the Commission says that the actual cost to taxpayers would be just over $30,000 per year or less than 10 cents per thousand per year in taxes over the ten-year pay-off period.  After that, the property would likely be “tax positive”, that is, generating more tax revenue than town expense.  Commission members note that, should the property be developed commercially and/ or residentially, it would likely be a tax-negative situation that would cost Walpole more in municipal servcies than the tax revenue it might generate.

            Because the town’s new debt would actually be financed through issuance of bonds in accordance with provisions of the Municipal Finance Act (RSA 33), the warrant will need to pass with at least a 2/3 majority at the town meeting.

Upcoming Debate

In contrast to the proponents’ arguments for the acquisition, some in town are expected to question the advisability of the town's taking on additional debt.  Others are expected to question whether a conservation easement is necessary to protect the well site and aquifer as the town Planning Board would have authority to do so in its site plan review of any proposed development of the land.  Apparently developers have eyed the Ballam property in the past as a site for a big box retail store and for a car dealership with residential development behind it.

    In a 2005 survey of town voters’ views on conservation, 88% favored more protection of drinking water aquifers, a top priority among all conservation concerns.  And the second priority Walpole voters favored was the conservation of prime agricultural land.

Informational Meeting

The Conservation Commission will hold an informational public meeting on the Ballam Farm conservation easement proposal Wednesday, February 28 at the Walpole Town Hall at 7:00 p.m. 

                                                            --30--

           

 

 

Ed. Note: Here are the minutes of the Select Board of February 15. Interesting discussion in which the Planning Board chair, Jeff Miller, argued that the Planning Board should have been asked to do a site plan review in connection with the proposed bandstand to be erected on the Common.  The selectmen did not make such a review request, although they did agree last fall to put the issue to the voters.  Even where the selectmen have the authority to accept such a gift--as they seem to  here--would it not be good public policy to have  all major construction on town land, particularly on the Common, be reviewed by the Planning Board and put to the voters with a Planning Board recommendation?  CCB

TOWN OF WALPOLE

MEETING OF THE BOARD OF SELECTMEN

FEBRUARY 15, 2007

Selectmen Present:            Whitney Aldrich, Charles Miller, Sheldon Sawyer

Mr. Aldrich called the meeting to order at 7:34 PM with four people present in the audience.

PUBLIC BUSINESS:

JEFF MILLER AND PAM ASLINGER:  Jeff Miller, Chair of the Planning Board, and Pam Aslinger, Alternate member and Secretary of the Planning Board, explained their concerns on issues that come up before the boards especially under what circumstances the Board of Selectmen is required to appear to the Boards for Site Plan Review, Subdivision or Zoning compliance.  The deciding factor on procedures depends on whether the “use” is governmental or non-governmental and if it is on government or non-government land.   They referenced RSA 674:54, Title III 31:95-e (Acceptance of Personal Property Donated to Towns and Village Districts) and 41:14-a (Acquisition or Sale of Land, Buildings, or Both) that speak to the authority and procedures of the Board of Selectmen on gifts and acquisitions.  The question at this time involves a bandstand that appears to be a gift/acquisition, non-governmental use on governmentally owned land.  Does a project of this large scale, new use, and town-wide impact, require a Town vote and, if so, when does it go before Zoning and Planning?  Mr. Sawyer referred to RSA 41:11 that outlines the authority of the Board of Selectmen with Town properties.  The Town previously voted that the Board of Selectmen has the right to accept gifts.  Jeff Miller feels that the proposed bandstand will require a Site Plan Review by the Planning Board.  Mr. Sawyer noted that the bandstand is an Article on the Warrant that will be posted by February 26th, 2007.  A legal opinion that had been obtained by the Board of Selectmen was read by Mr. Sawyer.  Additional research will continue to be done by the Board of Selectmen and the Planning Board.      

CINDY WESTOVER:  Cindy Westover, Chair, brought the Board of Selectmen up-to-date on the work being done by the Committee to Improve Town Meeting.  She distributed a draft cover page that will be sent out to all voters along with a copy of the Warrant; each Article will have the name and phone number of the person to be contacted if there are questions on the individual Articles rather than provide an brief explanation by the committee members.  They are moving forward with the other recommendations including the availability of child care on a donation basis and signage placed around Town.  The Committee plans to open the meeting at Noon and the Annual Town Meeting will follow at 1:00 PM.    

ACCOUNTS PAYABLE:  Mr. Sawyer moved to approve the Accounts Payable check register and manifest in the amount of $28,595.93.  Seconded by Mr. Miller.  All in favor, so voted.

ELEVATOR:  Mr. Sawyer moved that the Chairman be authorized to sign the purchase order in the amount of $3,100.00 for Otis Elevator to repair the elevator prior to Town Meeting.  Seconded by Mr. Miller.  All in favor, so voted.  

PAYROLL:  Mr. Miller moved to approve the payroll voucher for the week ending February 10, 2007, for gross wages in the amount of $14,568.36 or net wages in the amount of $7,030.78.  Seconded by Mr. Sawyer.  All in favor, so voted.

Mr. Sawyer moved to approve the payroll voucher to void check No. 029049 and replace it with check No. 029065 in the amount of $411.78.  Seconded by Mr. Aldrich.  All in favor, so voted.

Mr. Miller moved to approve the electronic fund transfer for the Withholding, MEDI and FICA taxes in the amount of $3,483.54.  Seconded by Mr. Sawyer.  All in favor, so voted.

Mr. Miller moved to approve the supplemental electronic fund transfer for the Withholding, MEDI and FICA taxes in the amount of $179.34.  Seconded by Mr. Sawyer.  All in favor, so voted.

Mr. Miller moved to approve hiring Ken L’Abbe as a part-time employee in the Solid Waste Department.  Seconded by Mr. Sawyer.  All in favor, so voted.

MINUTES –SELECTMEN’S MEETING- FEBRUARY 07, 2007:  Mr. Miller moved to approve the Minutes of the public Board of Selectmen’s meeting of February 07, 2007, with the following correction:  Page 2, line 2 –under Phil Davis– change “Town History books” to “Town History book”.  Mr. Miller explained that originally two books were printed (history and genealogy) but the Historical Society wishes to reprint just the history book.  Seconded by Mr. Sawyer.  All in favor, so voted.     

DEPARTMENT / COMMITTEE MEETINGS:

The Board of Selectmen received and reviewed the minutes of the North Walpole Village Board of Commissioners meeting of February 06, 2007.

ABATEMENTS:

WKNE –MAP 003-082-CL1:  Mr. Sawyer moved to approve and sign the Abatement in the amount of $24.44 plus all interest and costs to WKNE.  Seconded by Mr. Miller.  All in favor, so voted.

JOHN O’BRIEN – MAP 018-007-000:  Mr. Miller moved to approve and sign the Abatement in the amount of $6.07 plus all interest and costs to John O’Brien.  Seconded by Mr. Sawyer.  All in favor, so voted.

MARTHA KINGSBURY – MAP 008-120-001:  Mr. Sawyer moved to approve the Abatement in the amount of $5.90 to Martha Kingsbury due to an over-payment of property taxes.  Seconded by Mr. Miller.  All in favor, so voted.

BUILDING PERMITS:

HARRY THOMSON – MAP 021-001-000:  Mr. Sawyer moved to approve Building Permit No. 2007-001 for Harry Thomson to construct a 9’ x 13’ second bathroom and laundry area.  Seconded by Mr. Miller.  All in favor, so voted. 

MERVYN FRINK – MAP 003-054-000:  Mr. Sawyer moved to approve Building Permit No. 2007-002 for Mervyn Frink to construct a two story three bedroom house with attached garage on a Class VI road but it is subject to the Town receiving the “Notice of Limits of Municipal Responsibility and Liability” document that is to be recorded with the Deed.  Seconded by Mr. Miller.  All in favor, so voted. 

OLD BUSINESS: 

LETTER FROM KRYSTYNA MARCOM – REF: TOWN COMMON:  The Board of Selectmen acknowledged receipt of a letter from Krystyna Marcom with reference to the Town Common.

Mr. Sawyer moved to approve and sign the Board of Selectmen’s letter to Krystyna Marcom.  Seconded by Mr. Miller.  All in favor, so voted.

NEW BUSINESS:

DISTRICT COURT REGIONAL PROSECUTION PROGRAM:  The Board of Selectmen received a letter from Peter Heed, Esquire, advising that the Cheshire County Attorney’s Office is prepared to establish and launch a District Court Regional Prosecution Program for the benefit of the eight participating towns to be effective February 15, 2007.

SAVINGS BANK OF WALPOLE – CONCERTS ON THE GREEN:  A letter was received from the Savings Bank of Walpole requesting permission to use the Common for their summer series of concerts.

Mr. Miller moved to allow the Savings Bank of Walpole to have their weekly Sunday evening concerts on the Common from June 24th through August 19th, 2007, from 7:00 to 8:30 pm.  Seconded by Mr. Sawyer.  All in favor, so voted.

NH PUBLIC TELEVISION – ABATEMENT REQUEST:  Mr. Sawyer moved that when the Board of Selectmen have an official assessor they will request that he handle this Property Tax Abatement request for the NH Public Television.  Seconded by Mr. Miller.  All in favor, so voted.

RICK COOPER – VACATION TIME:  The Board of Selectmen acknowledged receipt of a memo from Rick Cooper advising that he will be taking vacation time from February 26th through March 3rd, 2007.

NORTHEAST RESOURCE RECOVERY ASSOCIATION:  Mr. Sawyer advised that Rick Cooper is the President of the NRRA at this time.  The NRRA covers all of New England.  Mr. Cooper asked Mr. Sawyer to attend the next meeting to be held on February 28th in Concord and he is planning to attend this meeting.  

LETTERS TO BE SIGNED:

AUDITORS:  Mr. Miller moved to approve the letter to McLane, Graf and Middleton, Attorneys, as requested by the Auditors and that the Chairman be authorized to sign the letter.  Seconded by Mr. Sawyer.   All in favor, so voted.

Mr. Miller moved to adjourn this meeting.  Seconded by Mr. Sawyer.  All in favor, so voted.  The time was 9:48 P.M.

Respectfully submitted,

Regina Borden, Recording Secretary

Ed. Note: Fellow Walpolean David Mayes, a Walpole Village School parent, asked that we pass along this note.  CCB

Shake the Winter Blues at the 1st Annual Walpole 3 Alarm Chili Cookoff

     Walpole, NH— February 23, 2007 — The Walpole Village School invites local chefs and chili connoisseurs to participate in its first annual “3 Alarm Chili Cookoff” on Friday, March 9th  from 6:00 pm – 9:00 pm.  The event will be held at the Walpole Village School building at 75 Westminster Street in  Walpole.   

    Chefs entering a batch of their favorite chili into the competition will have the opportunity to win a variety of prizes donated by local businesses including a new DVD player from Reel to Reel Video, a stainless lobster/chili pot from Fall Mountain Building Supply, a gift basket from L. A. Burdick Chocolates, as well as gift certificates and cash prizes.

     Those who prefer eating to cooking can participate as judges for the event.  For a $10 donation, judges will receive an official ballot at the door and enjoy sampling all of the chili recipes along with corn bread and beverages.  A cash bar will also be available.  

     “This promises to be a great evening which we hope will become a Walpole winter tradition,” says Gary Dennis, parent organizer of the event.

     To enter the cookoff or obtain more information please contact Gary or Shelly Dennis at (603) 756-3441. 

Ed. Note:  Several people have asked me why I didn't post these January, 2007 Planning Board minutes. While the answer is mostly sloth, I did post the Eagle Times story I wrote on the meeting.  But, still, you deserve the whole thing if you want it, so here goes.  CCB

PLANNING BOARD MEETING

January 9, 2007  7:30pm  Town Hall

MINUTES

Presiding:  Jeffrey Miller, Ch.

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

Recording:  Pamela Aslinger, alt. and Secretary

These minutes are unapproved and will be reviewed at the February 13, 2007 meeting for errors, omissions and corrections.  (There were approx. 30 persons in attendance)

I.    Meeting opened at 7:40pm

                A.  No alternates were designated, due to a full attendance.

                B.  Minutes from December 12, 2006 were approved as amended.

II.   Ch. Miller called for review of the James and Bonnie Dockham proposed Lot Line Adjustment:

                Mr. Dockham described his intent to annex a .01-acre pie shaped parcel of land owned by 504 Main St. LLC aka Fred Dill, to his existing parcel located at 145 Upper Walpole Rd., Map 12, Lot’s 40, 43 and 13.  Secretary Aslinger reported the application had been received complete.  She noted one resolved issue regarding Jeff and Karen Michaud, LLC being listed as abutters. The Town records were updated prior to notifying the abutters of the scheduled Public Hearing thereby the Michaud’s hearing notice was not mailed, but hand delivered after the required deadline.  Also the Cabot abutter did not receive their personal notice due to an address change.  Their notice was re-mailed, after the required date.  Ch. Miller called for a motion to accept the application as presented, was so moved and seconded.  Motion carried unanimously.

III.  Ch. Miller closed the regular meeting and opened the Publi c Hearing

                Ch. Miller called for comments.  Mr. Dill noted he was an alternate and not voting on this application.  Hearing no comments or questions:

IV.  Ch. Miller closed the Public Hearing and re-opened the meeting

                Members reviewed the maps with no questions.  Ch. Miller called for a motion to approve the application as presented, was so moved and seconded.  Motion carried unanimously.  Maps and mylar were signed.  Mr. Dockham agreed to record the mylar at the registry of deeds, he will contact Sec. Aslinger with the cabinet and drawer numbers as proof of recording.  Sec. Aslinger will provide him with a signed map for his records at a later time.

V.  Ch. Miller closed the regular meeting and opened the Public Hearing on:

                A.  Proposed Zoning Amendment Proposed by the Planning Board #3.  Reduce the number of stories allowed (3) for a multifamily dwelling to (2) by amending Article VI Commercial District, Section B. 8. a.  Ch. Miller stated the amendment had been discussed at the last meeting, members agreeing the change would lessen density and aesthetic issues.  Mr. Dill asked for clarification on what 3 stories meant.  Whether an attic space with a dormer could be considered a third story, he thought the wording should be more explicit.  He wondered if a second story went up, was it expandable for storage?

Ch. Miller said the clear intent is that 3 stories are for residential living only.  If the third floor was for storage and included a dormer for aesthetics, there would be no living within that space.  Mr. DeCoste noted attics are generally built with very limited slanted roofs and low ceilings, more a 1/2 story as opposed to a full story.  Ch. Miller thought it would mean two floors above ground.  Mr. Dill asked about a walk out basement, noting he was trying to avoid issues coming up in the future with the change.  Members referred to the exact wording, noting it clearly states “No building intended for multi-family occupancy shall contain more than two stories for human habitation.”  Mr. Daviss asked if the wording was changed, would there be time to hold a second public hearing, answer was yes on 1/23/07.  Ch. Miller stated he thought the wording was correct, Mr. Dill agreed.

An audience member, Mr. Harry Thompson asked if an existing 3 story building were to burn down, could it be rebuilt as a 3 story if this amendment passed?  Answer was no, it would be rebuilt under the new 2 story requirement.

Walpole Planning Board Minutes 1/9/2007 page 2

Mr. Tom Rogers asked why the commercial property owners were not invited to discuss the change as they were invited prior to the 2006 original amendment?  He did not understand why there was a unanimous decision by the Board to change it to 2 stories.  Ch. Miller reminded it was not a unanimous decision; the vote was 3 to 3 with the Chairman breaking the tie.  Mr. Rogers thought the Board should have included the commercial property owners as it relates to multifamily proposals.  He reminded the first attempt to change multifamily in 2004 was shot down due to the commercial property owners’ effort to preserve their development options.  Ch. Miller said his point was taken, called for further questions and comments.  Hearing none, he ended the Public Hearing on Amendment #3 and began the Public Hearing on:

                B.  Petitioned Amendment #4 “Amend the zoning district for the portion of Tax Map 12, Lot 4, presently zoned Rural Agricultural, known as the so-called Huntington Farm, owned by Hubbard, LLC from Rural Agricultural to Industrial.”  Ch. Miller recognized Mr. Hanna who was representing the petitioner’s.  Mr. Tom Hanna stated he is representing Chamberlain Machines in Rockingham who is interested in moving across the river, and believes the site would be ideal.  Ch. Miller interjected asking the Board if they thought he should be recused because his wife, Dianne had signed the petition.  He felt it could be a conflict since his wife works for Hubbard LLC.  Ch. Miller said he felt he should recuse himself and turned the meeting over to Mr. Bob Miller, Vice Ch.  He appointed Mr. Dill as his alternate.   Attorney Hanna offered his expert opinion on recusal, saying the Board was in a legislative capacity on this matter not in judiciary capacity.  He stated Ch. J. Miller was not in conflict with the statute regarding disqualification, however it is Mr. Miller’s decision and what he is most comfortable with.  Mr. Miller thanked Mr. Hanna for his comments.  Mr. Hanna continued, describing location of the Huntington Farm on Rte. 12, Tax map 12, lot 4, noting the first 250 feet of the property along Rte. 12 is in the Commercial Zone, the remainder is in the Rural Agricultural Zone.  The Rural Ag. acreage is what is being changed to the Industrial Zone.  He said they had to move very quickly to present the petition although preferring to bring it up to the Board sooner.  He submitted a letter from Michael Bergeron, Business Development Manager from the NH Division of Economic Development (on file), supporting the zoning amendment.  Members had copies to review. The letter states Mr. Bergeron has been working with Chamberlain Machine for over two years.  He often works with small out of state manufacturing companies that have interest in locating between Keene and Claremont.  He states, if Walpole offered a small business park he would introduce other companies to add to the tax base.  Mr. Hanna said Chamberlain has outgrown their present location and is eager to accommodate their workforce.  He introduced Mr. Toby Tousley the prospective developer of the property.  Chamberlain Machines would be the anchor for the site.  He asked Mr. Tousley to make his presentation.  Mr. Daviss asked Mr. Hanna to clarify who he represents; Chamberlain or Mr. Tousley or both?  Mr. Hanna stated he was representing Chamberlain Machine as the anchor for the development.  Mr. Tousley is the developer and he speaks for himself.  Mr. Tousley said he and Chamberlain are working together on the project.  He would be subdividing an 8-acre piece for Chamberlain and would continue with the rest of the project in the future.   Mr. Tousley provided an aerial photo of the parcel.  He pointed out the location, boundaries, existing buildings and accesses.  He said it is a desirable flat piece of land.  The existing buildings would be taken down.  He thought the commercial section may be developed in time with lots similar in size to the existing Diamond Pizza site.  He did not think restaurants, but possibly professional services would be considered.  He said he’s looking for the industrial changes to bring in more companies like Chamberlain, possibly 2 or 3 more of their size.  Chamberlain will build a 40,000 sq. ft. building.  He sees it as a great opportunity for Walpole, by bringing in a thriving workforce, tax revenue.  He said the property is assessed at 1.21 million.  He said Chamberlain could add 2 million dollars to the revenue base.

Mr. James Dockham asked about access.  Mr. Tousle pointed out the main entrance would be Huntington Lane, and a second access.  Both accesses have DOT permitted curb cuts.  Mr. Hanna reminded those kinds of questions will be addressed during the Site Plan Review process with the Planning Board.  He said DOT would be included in the review of the intensity of the development.

Myra Mansouri speaking as a private citizen asked, what is the purpose of the re-zoning?  Mr. Tousley said because industrialuses are not allowed in the rural agricultural without a special exception.  Mr. Tousle thought that coming to the Zoning Board each and every time they develop the site would be a problem.  Ms. Mansouri said she disagreed, she read from the Zoning Ordinance requiring all industrial developments to appear before the Zoning Board for certain permits whether it is rezoned or not, so why the need to change the zoning?  Mr. Tousley said they all agreed the zoning change was the proper way to proceed.  Ms. Mansouri said she thought they were changing the process.  When someone moves into a

 

Walple Planning Board Minutes page 3

rural agricultural district they are usually surrounded by large pieces of property.  Do property owners need to be concerned if they own  5 or 10 acres that a large 50-acre parcel may be presented to the Planning Board for a zoning change?  Mr. Dill said anytime you move, you take a chance things may change in surrounding properties.  Mr. Dill said the chances of re-zoning is pretty slim and requires specific criteria and special circumstances such as what is being presented.  Ms. Mansouri said once the parcel is rezoned it will be rezoned forever.  The process of Site Plan Review and review by the ZBA is the same whether it is in the Rural Ag. or  Industrial zone.  She thought it should be left as Rural Ag.  Mr. Dill said from a property owners’ view, when you apply for financing or business insurance they want the use in its correct zone to avoid any problems with rebuilding if, a fire should occur and it didn’t conform to the zoning.  Ms. Mansouri said it would conform to the zoning, if it were given a special exception in the Rural Ag. zone.   Mr. Sawyer said the size of sewer and water facilities to the parcel is better engineered if the entire parcel is designated as an industrial zone, rather than one 8-acre section at a time.  He thought it needed careful planning ahead of time.  He said when asking for a special exception there is more of a chance of bias in the vote. There have been examples of where saying no to a special exception was based on not liking a project due to location.  He said the property has been historically considered an industrial business.  Perhaps the Town would have already changed the zoning had they known what was in the future.  Mr. Webb asked since the Town recently prepared the wellhead protection study, has it been considered?  He said the property is located in the protection area, is industrial zoning proper?  Mr. Sawyer said having been a part of the study he spoke with Mark Houghton. Mr. Houghton said there would be no problems with the site, it is probably safer than having houses with gardens, lawns and pesticides.  Mr. Webb said it seems if the rest of the property is developed industrial, whatever type of industrial goes in, is very important.  Mr. Tousley said he was aware of the Town well and said nitrates from agricultural uses is more of a threat than industrial uses.  Mr. Tousley presented the Board with a letter (on file) from Brackett Geosciences in Keene.  Mr. Tousley read the letter aloud.  Mr. Steven L. Brackett, Senior Geologist reported in conclusion:  “Given that your project is located to the east of the Walpole Town well (not in the direction from which Walpole Town well is recharged) and given the large distance (1300’) between the well and your proposed project site, it is the opinion of Brackett Geo. That is highly unlikely that there is any sort of hydro-geologic connection between the groundwater under your proposed project site and the Walpole Town Well”.  Mr. Tousle pointed out the well location saying the groundwater is going to flow with the river.  Mr. Gary Speed, Ch. of the Conservation Commisssion, provided wellhead protection maps for review.  Mr. DeCoste noted the re-zoning is just west of the RR tracks, he said the property does not go beyond the RR tracks.

An audience member Cliff Cooke asked how many employees could be expected for the entire project?  Mr. Tousley answered depending on who moves into the site, 100’s and 100’s, but thought Chamberlain could better answer the question about their employee numbers.  Chris Miller answered they have about 45 employees and expect a 5-10% annual increase.  Mr. Cooke asked, if Chamberlain’s property value was being estimated at 2 million dollars, what amount of revenue would be brought into the Town.  Mr. Sawyer said the tax rate for commercial or industrial is at approx. $20.00 per thousand, the revenue generated could be about $40,000.  He noted they just abated part of the property and others in Town amounting to $1million dollars worth of property.  Mr. Cooke noted the property will have Town water and sewer; there will be not cost to the Town to provide these services.  He asked if there were private residences abutting the property.  Answer was yes a few along Huntington Lane.  Mr. Dill said they are all within the Commercial District. 

An audience member Paul McGuirk asked if the vote changing the zone would be a simple majority or a 2/3rds?  Answer was a simple majority.  He asked if only the Rural Ag. section will be changed?  Answer was yes.  He asked why they weren’t changing the entire parcel?  Mr. Tousle said he personally did not think it was appropriate to have industrial along Rte. 12; it wasn’t what the Town wanted.  He said he assumed it was made commercial in the past for a reason and wasn’t interested in changing what the Town wanted for that area.   Mr. McGuirk thought commercial development increases traffic more than an industrial use.  Mr. Tousley agreed, saying the commercial zone will remain in place because it was a decision made by other people, he did not make the decision and is not interested in changing what took place beforehand.  Mr. McGuirk thought he would support the change more, if the entire parcel was made industrial.  Mr. Tousle said he did not have the time to make that change.  Mr. Sawyer thought it wouldn’t do justice to the homeowners to change them to industrial.  He noted one of the property owners he spoke with was in favor of the change as proposed.

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Ms. Mansouri reiterated her prior statement, adding she is not anti-growth or anti-business but she did not see why they were changing the zone when the ordinance allows an industrial use in the rural agricultural district by special exception.  She thought in consideration of the Master Plan the Board should uphold its guidelines.  Mr. DeCoste asked why the petitioners were against the special exception process.  Mr. Hanna said there is a big difference between asking for a special exception in the rural agricultural district.  He thinks it would be hard to get a developer to invest in the infrastructure if it requires a special exception by each of the prospective tenants that come along.  Mr. DeCoste said he preferred an answer from Mr. Tousle.  Mr. Hanna said as a lawyer, he’s saying there is a substantial difference between the permit required in the rural agricultural district vs. the industrial district.  Mr. Tousle said he didn’t want to ruffle feathers, he thinks it will be great for Walpole.  When he was planning the project he thought it would go more smoothly if they didn’t have to jump through hoops, maybe they’d be permitted or maybe they wouldn’t.  The zone change makes the project more practical.

Mr. Merklein asked Chamberlain if they had to go through with the special exception process was it a deal breaker, would they still move the shop to Walpole.  Mr. Chris Miller said they had discussed it, but opted to go with the zone change, he didn’t have a definite answer.  Mr. Merklein asked if the zone change passes, what is the maximum build out for the site and how does that effect the traffic?  Mr. Tousle said the site is large enough for 2 or 3 more sites, like Chamberlain, so about 100 employees. It all depends on the needs of the potential tenants.  Mr. Merklein asked how the Board would proceed.  Jeff Miller answered; the amendment will appear on the warrant, the entire Town will vote on it.  The Board will only be voting to recommend or not recommend it at tonight’s meeting.

Gary Speed of the Conservation Commission recommended to the Planning Board not to recommend the zoning change based on preserving the agricultural land and the fact it is located in the aquafir and well protection area.

Acting Ch. Bob Miller said the present so-called agricultural use has just be abated and it is only the tip of the iceberg for more abatement’s.

Mr. Speed said it is agricultural now although it’s not being farmed.  If it is rezoned it will not return to agricultural and it is presently designated as prime farmland. 

Mr. Sawyer said it is not farmable as it is. 

Mr. Dockham asked, if it is rezoned to industrial are there any provisions to encourage environmentally friendly businesses?  Mr. Bob Miller answered; all business proposals would come before the Planning Board for Site Plan Review, where environmental concerns would be addressed.  Mr. Jeff Miller said the Board would make sure the well was protected through its review process.  An audience member asked about air quality.  Mr. Bob Miller said each and every business would be looked at individually and carefully.

Mr. Schupack reminded everyone about the Well Protection Ordinance, that very specific criteria must be met within the protective zone.  He said the entire area is subject to the ordinance.  He said the ordinance would be carefully reviewed with every individual project.  Mr. Tousle said he was prepared to address the ordinance and install monitoring wells.     

Ms. Mansouri said Pete’s property just down the road is also for sale.  The first 250 feet is in the commercial zone, right behind it is the agricultural zone.  She said one of the Addison’s came into her office today wanting to know what was going to happen to him when they start taking the land away for farming, he rents all of his farmland?  She is concerned the Town is loosing its farmland.

Mr. John Hansel said he decided to look into the current industrial park.  He spoke with Bill Lance the owner who said the entire industrial park is for sale.  Each parcel has its own water and septic, the newest building is about the size Chamberlain is looking for and is brand new.  He asked about services, there is land available for further development.  Mr. Hansel said he spoke with Mr. Ted Benson of Bensonwood since his operation is industrial in a rural agricultural district he wanted to know how he dealt with his electrical requirements.  Mr. Benson said they put in their own generator.  He saves money every month because he doesn’t pay for peak use power he doesn’t use.  He said even if the Town offered 3 phase power, he would still prefer generating his own power.  Mr. Hansel said he figures the Town of Walpole has an industrial park, and it should be used.  He visited each tenant who are all happy with their location and situation.  He visited with the newest building owner (Extra Innings) his building is for sale, there is additional land for sale to expand the 11,000 sq. ft. building, it has water and sewer.  He said the power generator could be added.  He said Mr. Benson offered to have Chamberlain look at their records to see

how much he saves by generating his own juice.  Mr. Hansel said, the Town needs to consider making the

Walpole Planning Board Minutes 1/9/07 page 5

best use of what people in the past have set aside as the industrial zone.  He thought an alternative should be considered.

Mr. Bob Miller said he didn’t think it was for the Planning Board to push a proposal onto Chamberlain.  Mr. Hansel said when there are alternatives available, should we sacrifice agricultural land.  He said at a prior meeting some spoke vehemently about the loss of farmland in the Town, he thought we should make use of the available industrial space. 

Mr. Chris Miller said they had evaluated many areas including the present industrial park, finding several reasons it would not be suitable.  The most significant being skilled labor it is very important in their type of business, they invest in the training of their employees, their employees are a big part of their business.  He said the location is out of the center of location for their employee base, it would have an adverse impact on their business. Secondly the lack of 3 phase power.  And unfortunately they use a lot of power any modern manufacturing business must be part of the grid to be competitive.  He added Bensonwood is a significantly different business than Chamberlain and couldn’t be compared.  He said public water and sewer is very important, although they do not use either as part of their manufacturing.

Mr. Webb asked Mr. Chamberlain how thoroughly they considered the current industrial park?  He said Mr. Hansel had managed to come up with some information in favor of using the present industrial park.  He said he found it hard to believe their employees would not drive to the other side of Walpole, that it was not a significant distance.  Mr. Chamberlain said many of their employees come from as far away as Mt. Holly, Springfield Vermont and the Claremont area.  It is significant. 

Mr. Jeff Michaud said, as a Walpole businessperson, he sees the public trying to micromanage Chamberlain’s business.  He said the public debate is whether the zone is to be changed, not telling them how to generate their power.  He felt Mr. Chris Miller had done his research and didn’t need to be told by the public how to manage his business.

Mr. Jeff Miller as private citizen said, he showed his support for the project at the last meeting.  He said unfortunately Hubbard Farms is not a growing industry in Walpole.  They are selling the land it’s a valuable asset.  He said the land would not be used for agricultural purposes.  It could be used for residential or multifamily dwellings into the future.  He said during the Master Plan study they had considered having Rte. 12 designated for light clean industrial parks.  He said Chamberlain is a very fine company that wants to locate in Walpole.  He said they are a good business to preserve the land in a nice light industrial use, the density issues are much better than residential or multifamily or even commercial activity.  He thinks it benefits the whole evaluation of Walpole and the working force of Walpole.  It brings good paying jobs and benefits the Town in the future.  He hoped the Board would support the zoning change by recommending it.

VII.  Mr. Bob Miller called for final comments, being none he closed the Public Hearing and reopened the regular meeting

VIII. Board Discussion/Action on Proposed Amendments 3&4 was called for

                A.  Mr. Bob Miller called for Board comments on #3.  Mr. Merklein said his concern about 3 stories versus 2 stories was not intended to prevent people from living in apartments.  He agrees housing is very much needed.  However he said because they are allowed all along the commercial strip, the density impact becomes a serious issue and reducing the stories reduces the serious impacts created by higher density development.  Ch. Jeff Miller asked for further comments.  He called for a motion to place the amendment as written on the warrant, so moved, seconded.  Motion passed with 2 against, 5 in favor.

                B.  Mr. Bob Miller called for Board comments on #4.  Mr. Daviss said he thought the Board should consider that they were being presented with two propositions bundled into one, he understands the Chamberlain proposal is part of the zoning change, that he respects their intentions.  His concern is largely about the process. He said he had been coming to the meetings for 18 months and couldn’t remember discussions about Walpole needing more industrial space or a park.  He understands why there are good and valid reasons for the Board to consider it.  He said being presented with this change and being asked to make a recommendation on something that changes the character of the Town in a certain way, seems to him to be quite speedy especially in light of two considerations.  The first being the update of the Master Plan in a couple of months, he asked whether the Board would want to rezone this particular piece of land in this particular part of Town on the cusp of looking at the Master Plan.  He thought re-zoning this parcel should be part of the Master Plan discussion.  The second consideration is in regard to the Conservation Commission’s recent Conservation Plan that will be made part of the Master Plan update and hopefully adopted as a part of the Master Plan.  The Conservation Plan shows that prime agricultural land is to be

Walpole Planning Board Minutes page 6

preserved, this parcel is in that prime agricultural zone.  Mr. Daviss said he realizes no one is going to farm the land in the near future but it could be farmed in the far future, but by then the land will be gone.  He said the plan states once the land is paved over, there is no do-over.  He asked if the Board wanted to make that decision before it has had a chance to consider the Conservation Plan that is asking the Board to preserve the land.  He said the Conservations Plan shows their prime #1 goal is to protect the drinking water resources.  The plan points out the prime goal, once the Town was surveyed for the Master Plan, is the same prime goal of the Master Plan and Town residents, to protect drinking water resources.  He said it is noted in the Master Plan, when excessive developments are placed over land overlying an aquafir the result is excess compaction that damages the aquafir.  He said he did not know what was being proposed for the land, whether there will be excess development, pavment or building coverage.  He said he did not think the Board has enough information to make an informed decision tonight.  He said he thought we needed expert advice before the decision can be made to recommend it to the voters.  He said it could well be a good or bad thing for Walpole.  He cautioned the Board to seek further information to make the decision, especially since the Town is expecting the Board to review the Master Plan, not to make single-handed decisions in advance of that review.  He thinks the Board needs to hold onto their power to control development in the Town.  He said he respected Chamberlain’s needs.  He understands and respects that it is beneficial to their business.  He said they need to respect the job assigned to the elected Planning Board Members to guide the growth of the Town, to help developers where they can, it’s not to sign off on what they want to do, because it is good for their business.  He said if it is rezoned the Board looses any say over frontage, lot sizes and building size since there are no requirements in the Industrial Zone.  He asked if the Board was ready to accept that.

                Acting Ch. Bob Miller said there was no issue on the road frontage because the property along Rte. 12 has adequate road frontage since it is zoned commercial for the first 250 feet in.  Mr. Daviss agreed but noted there would be no lot size consideration in the back portion.  Mr. Bob Miller said he was no expert on compaction but it seems with an 8 acre piece of land with a 40,000 sq. ft. building on it and parking for 50 or 60 cars, common sense tells him that doesn’t seem to be a problem.  Mr. Daviss agreed but he thought the Board needed expert advice regarding a property sitting on top of the Town’s water source.  He said he’s not arguing against Chamberlain’s proposal as presented.   He’s concerned about the process of recommending the zone change based on common sense or on one letter.  He strongly urged the Board to be very, very careful.  Mr. B. Miller said the Board’s job was to make a recommendation that it approves or disapproves of it, so it can be placed on the ballot for a Town vote, the voters would decide.  Mr. Daviss stated the Board knows from experience a lot of voters look to see if the Board recommends it or not, then they check the box.  He cautioned making the recommendation without full knowledge.

                Selectmen Sawyer said he was satisfied with the expert opinion provided by Mr. Tousle, he questioned the Conservation Commission’s expert and thought there was no further need for more information.  Mr. Daviss said Mr. Tousle’s letter did not address compaction and the effect on the aquafir, only about direction of flow.  Mr. Sawyer said there had been a large amount of truck traffic and employee traffic on the site already and did not see where there would be a substantial change.  Mr. Daviss said it might not be a good idea to assume it would be ok to maintain the same level of activity without knowing how it is effecting the aquafir.  He said the process is his concern, the setting of a precedent when the Board has had no discussion about the need for an industrial park but suddenly a developer comes in with a proposal and the Board is going to recommend it to the voters for the benefit of the developer.  Mr. B. Miller said the proposal if from a known business across the river with a great reputation and they want to come to Walpole, so it’s not like an unknown developer.  Mr. Dill said normally a developer comes in and won’t give the Town a clue as to what they want to put in.  Here we have an A-1 tenant coming in and his disagrees about making the decision.  He said no decision is a decision.  He said when talking about farming and agriculture, if you compare his land across the street with 6 foot deep pile of manure that will be spread around, he’s not sure it’s better for an aquafir because it’s farming and rural ag. than it would be to have a business like a machine shop with lawn and trees on it.  He said not to jump to the conclusion the proposal would be bad, there are good things that can come with it.  Mr. Daviss agreed and has not jumped to any conclusions, but would prefer to have more information.  Mr. Dill said there would never be enough information for Mr. Daviss he would never be satisfied.  Mr. Dill said that’s the goal to keep asking for information so that nothing ever happens.  Mr. Daviss disagreed saying that was not the goal.  He said the goal is to make an informed recommendation to the Town.  He did not think there was enough information

Walpole Planning Board Minutes page 7

to make a responsible recommendation and it would be setting a precedent.  He said State Law requires the Planning Board to promote, protect and carry out the Master Plan’s goals and objectives.  He said it is our guide based on the character of the Town and it’s land use.   He understands Fred’s objections but its not the proposal, it’s the process.  He supports Chamberlain’s proposal, it’s people, its reputation.  He said it is an incorrect characterization to think he does not want to ever see anything change it is just with the process and the effects of a recommendation.

                Mr. DeCoste said if it is assumed this zone change goes through, then the issues Mr. Daviss has raised could be made part of the Site Plan Review.   He said the question is whether the zone should be changed to industrial.  He said if you don’t think is should be industrial, fine, however if it isn’t changed what is the future for the site, it isn’t going to be farmed.  He said as far as the concerns over the aquafir and compaction the Board can deal with it every time a proposal is brought forward, whether it is re-zoned or not.  Mr. DeCoste thinks the issue is whether is should be rezoned or not. 

                Mr. Sawyer said over the years, maybe not in the last 18 months, there has been a great deal of discussion about adding to the industrial zone, the need for expanding the tax base with light industrial businesses.  He said they were aware it was a limitation at the present industrial park not having 3 phase power, Town water and sewer.  He said some industries want that.  He said of Bensonwood they took over decent farmland and had originally wanted to put in 3 phase but went with the generator because of the expense of putting in 3 phase power.  He said he was quite certain discussion about adding the industrial zone had taken place over the years.  Mr. Dill said he has been coming to meetings for 24 years and Jeff, Bob and Sheldon were all on the Board.  He pointed out that Henry too, a native, had been on the Board for many years.  His point was showing the experience represented on the Board.  He said any Town would be happy to have a company like Chamberlain come, he cautioned not to slam the door in their face like Keene has done.  He said not to look at it as a worse case scenario, and if Bensonwood’s power alternative is such a great solution, more than Bensonwood would have it in the County.  He said it isn’t for everyone.  He said when the tenant has specified their reasons as Chamberlain has done, they have no reason to lie, he said they like this location because of how much it has to offer.  Mr. Daviss said he completely agrees with Chamberlain as a tenant.  Mr. Dill said there is a sense of urgency when someone wants to move their business, they don’t have extra time, and if this first choice change doesn’t happen they will have to start looking elsewhere.  Mr. Daviss understands but he felt it was his elected duty to promote and protect the goals and objectives of the Master Plan.  He said he feels constrained by it, not that he has anything against Chamberlain.  Mr. Daviss asked if the Board would consider sending the amendment without any recommendation.  Acting Ch. Bob Miller said no. 

                Mr. Bob Miller said he was on the Board when Bensonwood came to Town, he sees the only difference with Chamberlain’s proposal is that Bensonwood may not be sitting on top of an aquafir.  He said their proposal was a slam dunk, everyone was happy to see them come to the Town, although Mr. Miller no longer drives by the 11 acres of beautiful corn.  Ms. Aslinger asked if Bensonwood rezoned their property?  Answer was no, they went the special exception route.  Ms. Aslinger said she agreed with Ben on a lot of his points on the process.  She said the Town ordinances already allow for an industrial use in the commercial and rural agricultural districts by special exception.  She said the Board is covered.  No one can be turned away if they want to have an industrial use in the rural ag. or commercial districts.  She said she was uncertain as to why Mr. Tousle would want to change the zone to industrial if its use is already allowed in the rural ag. zone.  She said she understood and agreed with Mr. Dill’s comments regarding banks and financing.  She verified that banks and financiers are adamant about having the use already in place.  She said the Town’s ordinance provides if there is an industrial use in a rural agricultural or commercial district, that it should be considered for a zoning change in the near future.  She feels the Town is covered by its ordinance, whether the Town votes to change the zone or not or whether the Board votes to recommend it or not, the Board is not restricting anyone from putting an industrial use in the rural agricultural zone.  She said it is simply a matter of whether the Town wants to create a new industrial park in  Town.  It’s not about whether an industrial use can be put in a rural ag. or commercial district, she said it’s a moot point.  She said she agreed with Mr. Michaud stating it is only about changing the zone and creating a new industrial park.  She said as far as allowing just the one section for Chamberlain or the next one that comes up without changing the zone, isn’t a problem, on the contrary she sees it as better for the Town.  She said the Site Plan Review is a great process but the nice thing about having a special exception on a property and project like this one is it creates a pre-review so that traffic or the aquafir can be addressed before a developer comes in with elaborate plans and we say wait a minute, we have a traffic or

Walpole Planning Board Minutes 1/9/07 page 8

aquafir issue here.  She said she thought it saved the developer a huge expense.  Mr. Dill and Mr. Hanna both said it was the opposite, that she was totally wrong.  She asked Mr. Dill how?  Mr. Dill said if he’s going to develop he wants the property to be zoned for what it’s going to be, like the property he bought.   He bought it because it was zoned commercial, not rural agricultural and have to go through this kind of stuff to do it.   He said you can say “do it by special exception” but it’s not what developers want when they’re investing a couple of million dollars.  Ms. Aslinger said but the Board represents the Town’s interests, it’s not the developer against the Town or the developer coming to the Town and saying this is what I want to do.  A developer comes to the Town, looks over our regulations and sees what they have to work with if they want to move into the Town.  She said the regulations are great, somewhat thin but as Mr. Fletcher said in the previous meeting our forefathers were smart enough to keep the Village away from the commercial area, so too the writers of the ordinance were able to protect the Town and allow it some leeway at the same time.  She said it is great having the rural agricultural district and extra allowed uses, that it would be better to see it used agriculturally.  She referred to a publication available at Agway created by the NH Office of Energy and Planning, showing all the agricultural uses in the Valley.  She said while someone may not put in a new dairy, the face of agriculture has changed but is still viable.  She mentioned the community garden at Bensonwood’s facility.  Mr. B. Miller thought it was only for the employees however.  He stated it had been many years since the site had been farmed, and the chickens are leaving town.  Ms. Aslinger said whether it remains agricultural or not Mr. Tousle said one of the reasons he wasn’t changing the 250 feet of commercial zone is because it is existing.  She pointed out the rural agricultural section is also existing.  Mr. Dill said it is a practical place for industrial use because it is off a main road, set back from the commercial zone, it has town water and sewer, and it isn’t going to be used for farming.  He said it is basically 21 single-family homes or it’s commercial.  He said 21 homes would place 48 kids in the school system at $9000.00 each. 

                Mr. Merklein said he knows some do not like to see the farmland lost, but it is going.  He agreed with Mr. Dill about not wanting to see 21 single-family homes that could add substantial density issues.  He said he prefers to see it locked into industrial zone.  He asked how the Townspeople would be voting on it, by voice or on the written ballot.  It will be on the written ballot. 

                Mr. Fletcher asked to move the question, Mr. Dill seconded to stop the discussion.  All were in favor of stopping the discussion.   Mr. Sawyer moved to have the Planning Board recommend re-zoning the Huntington Farm parcel to industrial.  It was seconded, the vote was in favor of the motion.  5 for,  1 against,  1 abstention.

Ch. Jeff Miller resumed his place, Mr. Dill returned to non-voting alternate status.

VII.  New Business

                A.  Jeff and Karen Michaud, LLC - Mr. Michaud presented application materials to the Board for a 2 lot minor subdivision located on Dearborn Circle Rd. adjacent to his business, Fall Mountain Bldg. Supply.  The newly created lot has 200 feet of frontage on Rte. 12 and is approximately 2 acres.  He plans to build his house on it.  It will not be affected by the zoning amendment.  He has a 50 ft. right of way on Dearborn Rd.  A motion to place his application on the February 13, 2007 agenda and to hold the Public Hearing was made and seconded.  Motion carried unanimously.

VIII. Unfinished Business

                A.  Ch. Myra Mansouri of the Zoning Board addressed the Board with her disappointment on their decision not to present the Zoning Board’s amendment to allow home businesses in the Rural Ag. zone.   She said much of the Rural Ag. zone is not large tracts, all who live on County Rd., Wentworth Rd. or Valley Rd. may have only 5 or 7 acres.  She said, do you realize you may not be permitted to have a home business?  She explained what she means by a home business that is allowed in the Residential A & B districts.  It can be a hair dressing business, a home office, doctor’s office, an internet office.  She said the Board has taken away the ability for someone in the Rural Ag. zone to have an in-home business.  She handed out copies of the Zoning Ordinance for the Board to review.  Ch. Miller said home businesses were allowed by special exception, that they had been allowing them for years.  Ch. Mansouri said the only way was to seek a variance and they way its been done in the past is incorrect.  She said she wanted to clarify some of the misconceptions in the Board’s minutes from 12/12/06.  She said the Rural Ag. was not made up of only large tracts.  Their proposed amendment was only to level the playing field. She said someone would need a special exception to have a home business in the Rural Ag. but there is nothing to seek an exception from.  She said variances are to be granted only sparingly, and a home business could not meet the criteria for a variance.  She said on page 4 stating Hubbard and RN Johnson were both started as home

Walpole Planning Board Minutes page 9

businesses, however she pointed out Hubbard started in 1921 and RN Johnson in 1925 way before zoning came in 1967.  She referred to the snowmobile shop mentioned in the minutes saying what was originally applied for was actually an internet business selling parts and accessories that were drop shipped, only occasionally shipped from the home to customers.  She said that only was granted by the Zoning Board, not the snowmobile shop.  She said there is a process that anyone can go through if they feel aggrieved.  She said also on page 4 reference was made to Allyson’s being a home business that has grown into a commercial business.  Ms. Mansouri said the State of NH, in order to preserve farmland along with the Government, has give latitude to the farmer who applies to develop commercial farming activities.  If he is growing grapes, if he is producing apples or making wine, he can do so, he has permits for all of his operations. 

                Ch. Miller referred to the Rural Ag. zone under uses permitted in the ordinance.  Special exception shows industrial, manufacturing and commercial uses are allowed by special exception through the Zoning Board if the following criteria is met.  He argued that all home businesses are in a general way considered a commercial operation.  This is how they have been applying the ordinance to home businesses in the rural ag. district.  He said they’ve been doing this for 25 years or more.  Mr. Sawyer said some of the special exceptions haven’t always met the criteria especially under section “I”.  Ch. Miller said he thought some home businesses were not as critical but others need to be more closely followed especially if they are adding more than 2 employees.  Ms. Mansouri questioned whether home business use was in the Rural Ag. section of the ordinance.  Sec. Aslinger clarified that Ch. Miller was calling a home business a commercial operation and applying the special exception process to it in that direction.  Ms. Mansouri disagreed with that process.  Ch. Miller argued most home businesses are commercial enterprises if they are selling or making money.  Mr. Webb didn’t think they were the same nor could be treated as one.  Mr. Miller said business traffic issues, for instance, create a greater use than purely a residential use.  He gave an example of a saw sharpening business with one person who is more easily permitted than a person with 2 or more employees knitting baskets that turns into a hot item, pretty soon UPS is by there 2 or 3 times a day and it grows into a full scale operation.  He thinks those kinds of things must be permitted by special exception.  Mr. Webb said things like professional offices are already allowed in the residential zones so why not extend the same uses to the rural ag. zone,  because rural ag. zone has become essentially a residential zone.  Ch. Miller said good logic.  Ms. Mansouri said in the residential zone when someone comes in they have to have special exception if they have more than two employees and they have to return to the Board if their business changes, so the ZBA just wanted to extend that same exact criteria to the rural ag. zone.  Ch. Miller blamed the Board’s reluctance to propose the amendment on the late hour of the meeting, everyone wanted to go home, so instead of debating it they tabled it for future consideration.  Mr. Sawyer agreed saying it should be looked at for 2008.  Ms. Mansouri and Mr. Webb said they would be returning to the Board for next year, due to the increasing requests.  Mr. DeCoste asked if they had many instances, both said they had had several over the last couple of years, it was growing increasingly difficult, such as a recent application for a very small day-care center that couldn’t be allowed.  Mr. Vose researched and found that the State permitted the use.  Ms. Mansouri said whatever is permitted in the residential zones should be permitted in the rural ag zone. 

                D.  Ch. Miller asked Mr. Daviss if he had an update on the Master Plan.

Mr. Daviss asked for the Board to schedule a work session to begin working on a plan for February.  Sec. Aslinger said it could be scheduled for January 23, 2007 at 7:00pm.  The Board agreed to hold the first work session January 23, 2007, to formulate a plan of services required from SWRPC, rather than having them come to the meeting.  Mr. B. Miller said they charge $45.00/hour, a minimum of 6 hours per meeting. 

Ms. Mansouri asked if the Planning Board would consider taking over the Gravel Pits monitoring.  Ch. Miller said no, the Zoning Board was doing a great job.  Mr. Sawyer agreed saying the ZBA was doing a good job, they should continue with it.

                C.  Ch. Miller asked Mr. Speed if he needed to speak to the Board.  Mr. Speed submitted a set of large maps for the Planning Board. The Board thanked him.  He would like to schedule a work session with the Planning Board.  The Board will add them to the January 23, 2007 agenda.

                B.  Ch. Miller called for discussion of the Site Plan Review amendment.  Members were referred to the draft hearing notice, Ch. Miller read the wording aloud and called for comments.  Mr. Merklein said the wording was borrowed from the multifamily wording from last year, adding the drainage

Walpole Planning Board Minutes page 10

area provisions.  Mr. Sawyer questioned whether drainage areas should be excluded from open space, Mr. Dill agreed.  Ch. Miller called for a motion to schedule the Public Hearing on the amendment for the Feb. 13, 2007 meeting.  So moved, and seconded.  Motion carried unanimously.  Mr. Merklein asked if after the Pubic Hearing if the wording is changed, will the Board have time to hold a second hearing, answer was yes, there is no time limit since the amendment can be made without a Town vote. 

IX.                  Communications and Miscellaneous

                A.  Handout - Sec. Aslinger explained as secretary she is responsible each year for creating the handout “Master List” of the Board’s activities.  The Selectmen’s Office uses it as a comparison to make sure they have changed the tax rolls to reflect land use changes.

X.            Meeting was adjourned at 9:40pm

Cc:  all PB, ZBA members, BOS, Town Offices, Cons. Comm., T. Hanna

Posted:  Town Hall, Burdick’s Market, www.walpolenh.us, www.thewalpolean.com

 

 

 

 

 

         

 

  

   

 

 

    

 

Ed. Note: Thanks to Secretary Pam Aslinger, here are the minutes of last night's Zoning Board meeting. CCB

ZONING BOARD OF ADJUSTMENT

 Minutes--------21 February 2007

PRESENT:  M. Mansouri, Ch., J. Galloway-Leclerc, L. Carignan, L. Weber, B. Webb (alt).  ABSENT:  L. Britton

Recording:  Pamela Aslinger, Sec. to the Planning Board for Ms. Weber

Note:  These minutes are unapproved and will be reviewed on 21 March 2007 for errors, omissions and corrections.  (Selectman S. Sawyer was the one person in attendance)

The meeting was called to order at 7:30PM.  B. Webb was designated for L. Britton.

PUBLIC HEARING - No hearing was scheduled.

New Business:  Lois Pesanelli of 469 Old Keene Road re:  requirements for a two-family dwelling.  Ms. Weber reported she had received a telephone message from Ms. Pesanelli 2/21/07 saying she would not be attending the meeting as planned.

Home Business in Rural Ag. Inquiry - Ms. Mansouri reported receiving a call from Mr. and Mrs. Sullivan regarding their impending purchase of a property in the rural agricultural district.  Mrs. Sullivan stated before they commit to the purchase, they would like to have permission to have a home business on the property.  It is an internet business with no customers and only a few UPS deliveries/pick ups.  Ms. Mansouri said she would report this to the Board and invited them to attend tonight’s meeting.  Mrs. Sullivan said they could not attend the meeting.  Ms. Mansouri suggested they come to one of the meetings in the future, held on the third Wednesday of every month.  She explained to Mrs. Sullivan they would need to present her case to the full Board.

Zoning Matters Contact Person - Ms. Mansouri reported she has informed Teresa and Audrey in the Selectmen’s Office to refer all zoning calls/matters to her as Ms. Weber is unable to respond to inquiries immediately because she is not as available during regular business hours.  Ms. Weber agreed, saying sometimes it takes up to four days for her to respond to an inquiry because of her very busy schedule.

Old Businss:  Gravel pits.  Ch. Mansouri reported, she and Mr. Webb have begun filling out the forms for the gravel pit project.  She said it was very tedious because much of the information was not collected in one place.  They have gathered all the information pertaining to one pit and put in into one file.  She said they have three types of forms:  “permitted operation”, “abandoned excavation” and “excavation, identification and classification of grandfathered pits” they are working with.  They are filling out the forms to bring the records up to date on the gravel pits they have.  Mr. Webb added they should have the project accomplished in 2 more several hour afternoon sessions.  He said they are plugging along at it.  Ms. Weber said the Board all appreciates their work.

Horne Tool Shed update - Ch. Mansouri continuing with old business, she knew the Selectmen had seen the Horne’s regarding their toolshed non-compliance.  She thought the Horne’s would be appearing before the Zoning Board but they have yet to contact the Board.  Ch. Mansouri thought it appropriate to give them one more month grace period.  Selectman Sawyer said he would ask if Ms. Moore had followed up with a letter to the Horne’s, if she hadn’t, he would ask her to.

Minutes:  Ms. Weber asked to make a correction to page one under public hearing where she said “the structure and use both fall…….etc.”  She asked to insert after the word use, of the proposed carport outside the existing building.  She explained her intention was to show only the interior use was the grandfathered changed use.  Ms. Leclerc-Galloway moved to accept the minutes as amended.  It was seconded, the motion carried unanimously.  Ms. Aslinger will correct the minutes and file the corrected copy in the minutes book.

Ch. Mansouri called for other business, being none adjourned the meeting at 7:40pm.  (next meeting March 21, 2007)

cc:  file, all ZBA members, PB, BOS, Town Offices

Posted:  Town Hall, Lobby, Burdick’s Market, www.walpolenh.us, www.thewalpolean.com

 

 

 

Thanks to Conservation Commission member Mel Schupack, here is an important tax saving opportunity Walpole landowners may wish to consider. CCB

Ed. Note: This announcement from Planning Board member Ben Daviss lets us know about the first of an IMPORTANT series of discussions among Planning Board members and other Walpole citizens about our town's future.  Please consider it carefully and try to attend next Tuesday evening.  CCB

            Walpole’s planning board is beginning a series of work sessions to update the town’s master land-use plan’s goals and objectives.  The first meeting will be held at the Walpole Town Hall in the downstairs conference room on Tuesday, February 27, at 7:00 pm.

            Before reviewing and, possibly revising, the town’s zoning ordinance and regulations, which are based on the master plan’s goals and objectives, the planning board hopes to determine whether Walpole’s residents support the existing master plan or wish to revise it. 

            Like many towns in southwestern New Hampshire, Walpole faces competing pressures for land development and land conservation.  The suggestions that Walpole residents may make about land use during this updating process will guide the planning board in revising land use regulations, zoning districts, and the zoning ordinance to balance those interests and aid in evaluating building proposals brought before the board.

            The work sessions will be held on the fourth Tuesday of each month until further notice.  The meetings are open to the public and will depend on Walpole citizens’ cooperative input.  Agendas and minutes will be posted in the town hall lobby, in the Walpole Village Grocery and on The Walpolean.

            Anyone wishing to volunteer to work directly with the planning board on the master plan update may attend the work session or contact Pamela Aslinger, board secretary, at 313-4244 or board member Ben Daviss at 445-2200.

Ed. Note: It's pretty amazing to me how close, how "hands-on" our town governance is. Not that it's perfect or handles every issue the way each of us might prefer, but it IS close by and available to communicate with if one wants. Mark your calendar NOW to vote on March 13 AND to attend the meeting on Saturday afternoon March 17. Plans are underway--more about this soon on The Walpolean--to make this year's annual meeting very special. Here are the minutes of the February 7 Selectmen's meeting. CCB

TOWN OF WALPOLE

MEETING OF THE BOARD OF SELECTMEN

FEBRUARY 07, 2007

Selectmen Present:     Whitney Aldrich, Charles Miller, Sheldon Sawyer

Mr. Aldrich called the meeting to order at 7:30 PM with two people present in the audience.

ACCOUNTS PAYABLE:  Mr. Sawyer moved to approve the Accounts Payable check register and manifest in the amount of $451,037.61.  Seconded by Mr. Miller.  All in favor, so voted.

The Board of Selectmen advised that $434,569.83 of the above amount is a payment to the Fall Mountain Region School District.

PAYROLL:  Mr. Miller moved to approve the payroll voucher for the week ending February 3, 2007, for gross wages in the amount of $18,833.37 or net wages in the amount of $10,169.42.  Seconded by Mr. Sawyer.  All in favor, so voted.

Mr. Miller moved to approve the electronic fund transfer for the Withholding, MEDI and FICA taxes in the amount of $4,768.25.  Seconded by Mr. Sawyer.  All in favor, so voted.

TRANSFER:  Mr. Sawyer moved to authorize the Treasurer to transfer $500,000.00 from the MBIA to the Savings Bank of Walpole.  The Chairman is authorized to sign the N.H. Public Entity Withdrawal form.  Seconded by Mr. Miller.  All in favor, so voted.

MINUTES –SELECTMEN’S MEETING- FEBRUARY 01, 2007:  Mr. Miller moved to approve the Minutes of the public Board of Selectmen’s meeting of February 01, 2007, as printed.  Seconded by Mr. Sawyer.  All in favor, so voted.

MINUTES –2007 ANNUAL WARRANT AND BUDGET PUBLIC HEARING- JANUARY 31, 2007:  Mr. Miller moved to approve the Minutes of the 2007 Annual Warrant and Budget Public Hearing of January 31, 2007, as printed.  Seconded by Mr. Sawyer.  All in favor, so voted.

ABATEMENTS:

TIM ALLEN – TIMBER TAX:  Mr. Sawyer moved to approve the Abatement in the amount of $1,970.00 plus all interest and costs to Tim Allen for the double doomage fee and timber cut fee because the Board of Selectmen found out that it did not apply.  Seconded by Mr. Miller.  All in favor, so voted.

WILLIAM BALDASARO – SEWER:  Mr. Miller moved to approve the Abatement for Sewer in the amount of $95.46 plus interest for William Baldasaro as there was an error in billing.  Seconded by Mr. Sawyer.  All in favor, so voted.

REFUNDS:

DENNIS PELLEGRINO – YEARS 2004-2005 AND 2006 – APPEAL ABATEMENT REQUEST – MAP 021 – LOT 013:  Mr. Miller moved to approve the Refund for 2004 Property Taxes in the amount of $4,236.00 for Dennis Pellegrino due to an error in evaluation.  Seconded by Mr. Sawyer.  All in favor, so voted.

Mr. Miller moved to approve the Refund for 2005 Property Taxes in the amount of $3,920.00 for Dennis Pellegrino due to an error in evaluation.  Seconded by Mr. Sawyer.  All in favor, so voted.

Mr. Miller moved to approve the Refund for 2006 Property Taxes in the amount of $4,163.00 for Dennis Pellegrino due to an error in evaluation.  Seconded by Mr. Sawyer.  All in favor, so voted.

MICHAEL AND KATHERINE NERRIE – CURRENT USE CORRECTION:  Mr. Sawyer moved to approve the Refund for a Current Use correction in the amount of $26.30 for Michael and Katherine Nerrie.  Seconded by Mr. Miller.  All in favor, so voted.

OLD BUSINESS:

EILEEN SWAIN:  The Board of Selectmen tentatively scheduled a meeting for Monday, February 19th, 2007, at 6:30 pm with Eileen Swain and the other people that are involved.

BOARD OF SELECTMEN REPORT FOR THE ANNUAL TOWN REPORT:  Mr. Sawyer moved to approve the Board of Selectmen draft report for the annual Town Report as submitted by Mr. Aldrich.  Seconded by Mr. Miller.  All in favor, so voted.

TOWN MEETING:  Mr. Bingham inquired as to whether or not the Board of Selectmen had approved any or all of the recommendations submitted by the Committee to Improve Town Meeting.  The Grange would like to move forward with their citizen of the year award.  The Board of Selectmen advised that all the recommendations were approved during their January 18th meeting.     

NEW BUSINESS:

WORK MEETING:  Elaine Moore wrote a memo asking that at least two of the Board of Selectmen work with her and Teresa Kissell on getting the Town report ready for the printers.  Mr. Sawyer and Mr. Miller will be in the Town Hall on Friday at 8:30 am.

WARRANT ARTICLES:  The Board of Selectmen reviewed a memo from Teresa Kissell relative to a few of the Warrant Articles.     

STATISTICAL UPDATE:  Mr. Sawyer suggested that the Board of Selectmen not take any action on the Statistical Update until after they get some of the special work done on the budget and get the Town Report to the printers.

PUBLIC BUSINESS:

PHIL DAVIS:  Phil Davis, representing the Historical Society, advised that they would like to work on reprinting the Town History book.  One issue is the fact that they do not know who owns the copyright to it.  In the book it states that the Town has the copyright and, if so, he asked if the Town would be willing to sign off.  Mr. Sawyer read the Article that was on the 1962 Town Warrant regarding the “History of Walpole, NH” book.  The Town of Walpole owns the copyrights.  Mr. Davis said all the books are now gone.

Mr. Sawyer moved to encourage Phil Davis to draw-up any legal documents to allow the printing of the History of the Town of Walpole, NH.  Seconded by Mr. Miller.  All in favor, so voted.

LETTERS TO BE SIGNED:

KRYSTYNA MARCOM:  The Board of Selectmen agreed to put the letter to Krystyna Marcom on-hold pending a change but it would be in order for Elaine Moore to show Mrs. Marcom the unsigned letter if she comes into the office.

CINDY WESTOVER:  Mr. Miller moved to sign the letter to Cindy Westover, as Chair of the Committee to Improve Town Meeting, thanking her for her work on the committee.  Seconded by Mr. Sawyer.  All in favor, so voted. 

Mr. Sawyer moved to adjourn this meeting.  Seconded by Mr. Miller.  All in favor, so voted.  The time was 9:14 P.M.

Respectfully submitted,

Regina Borden, Recording Secretary

Ed. Note: Thanks to Secretary Pam Aslinger, here are the minutes from Tuesday evening's Walpole Planning Board meeting.  CCB

PLANNING BOARD MEETING

February 13, 2007  7:30pm Town Hall

MINUTES

Presiding:  Jeffrey Miller, Chairman

Members Present:  Bob Miller, V. Ch., Sheldon Sawyer, Selectman, Henry Fletcher, Bennett Daviss, Fred Dill, alt.

Members Absent: David DeCoste, Eric Merklein, Dave Edkins, alt.

Recording:  Pamela Aslinger, alt. and Secretary

These minutes are unapproved and will be reviewed at the March 13, 2007 meeting for errors, omissions and corrections. (There were 6 persons in attendance)

I.            Meeting opened at 7:30pm

            A.  Pamela Aslinger was designated for E. Merklein

B.  Minutes from 1/9/07 and 1/23/07 were approved with one amendment to 1/9/07 adding D. Edkins as absent.

II.        Ch. Miller called for review of the Jeff and Karen Michaud, LLC Minor 2 Lot Subdivision located on 40 Meadow Access Lane off Dearborn Circle Rd., Map 12, Lot 55-4 in the commercial zone.  The purpose is to create Lot 2 of 2.01 acres by reducing Lot 1 with the existing buildings to 4.76 acres.  Mr. Michaud was present and gave a brief description, presenting the Board with photos of the area.  He explained his intent to build a single-family residence on the newly created lot.  He has spoken with both direct abutters (Byrne/Carey) who approve of his plan.  He pointed out where the fence line would be moved on the Byrne side of the lot and showed where the required 200 ft. frontage on Rte. 12 is located following the bank along the north back line.  His access will remain off of Dearborn Circle Rd. across a 20 ft. easement called Meadow Access Lane.  Secretary Aslinger reported the application was complete, fees collected and abutters properly notified.  Ch. Miller called for a motion to accept the application as presented, so moved and seconded.  Motion carried unanimously.  (Mr. Dill, an abutter did not participate in the review of this application.)

III.       Ch. Miller closed the meeting and opened the Public Hearing on the Michaud 2 Lot Subdivision.  Ch. Miller called for questions or comments from the audience.  Jeff White asked Mr. Michaud where the fence would be re-located, Mr. Michaud showed Mr. White on the map.

Being no further questions,

IV.       Ch. Miller closed the Hearing and reopened the Meeting.

V.         Ch. Miller called for Board discussion/action.  Henry Fletcher moved to approve the application as presented, seconded.  Motion carried unanimously.  The maps and mylar were signed.  Mr. Michaud will record the mylar at the registry of deeds and notify Sec. Aslinger with the cabinet and drawer numbers.

VI.       Ch. Miller closed the Meeting and opened the Public Hearing on the Site Plan Review amendment addressing Open Space Standards.

Ch. Miller read the amendment wording.  He stated Mr. Merklein, author of the amendment was not in attendance to present the amendment.  Ms. Aslinger stated she was able to present the amendment along with an agreed upon revision to the amendment addressing concerns raised by Dave Edkins in an e-mail regarding the exclusion of drainage and retention areas from the 30% and whether the setback areas would be considered within the 30% open space.  She said after speaking with Mr. Merklein about the concerns and others mentioned at prior meetings, he agreed to come prepared to the meeting with alternate wording.  His idea was to come to the meeting prepared but to take input from the public before changing the wording thus allow other issues to

be brought up.  She said she would distribute the alternative wording once the public made their comments and the hearing was closed.  Ch. Miller called for comments.  Mr. Schupack asked if Site Plan Review dealt only with commercial developments, answer was yes.  He asked if it was a residential subdivision would it be affected, answer was no.  Being no further comments;

VII.      Ch. Miller closed the Public Hearing and re-opened the meeting.

Ch. Miller called for Board discussion.  He said there would be no action taken by the Board at tonight’s meeting, a second public hearing will be held in March to address any changes.  Mr. Dill asked if, by disallowing the drainage as part of the 30%, does it encourage the developer to squeeze it in a deep sunk hole instead of a gradual slope.  He referred to current conditions at N. Meadow Plaza where there is a gradual drainage area, passable by snowmobile.  He said the alternative could be a deep area surrounded by chain link fence in order to provide the 30% open space.  He said he was concerned about the looks of it also.  Ch. Miller questioned if most recommended drainage standards would prevent steep drainage areas.  He thought the 30% open space should include the drainage areas.  Ms. Aslinger said she thought Mr. Dill’s concern is valid, the alternative wording addresses drainage differently.  She asked the Board to review the alternative wording handout.  She said the term “open space” used in the original wording refers to a residential/conservation/preservation term rather than the intent of the amendment to limit the amount of coverage on a commercial lot.  She said by adding the word undeveloped open space shown in the revised wording it better described the intent to limit the amount of developed area on a commercial lot to 70%.  She read the revised wording: 

“Add new:  B.  Undeveloped Open Space Standards:  No less than thirty percent (30%) of the entire lot to be developed shall be retained as undeveloped open space, unencumbered by building, parking lots, accessory structures, other impervious surfaces or other manmade improvements except those improvements which specifically support the use of undeveloped open space, such as a path, fence or seating.  Said undeveloped open space may be used for lawns, gardens, landscaping and passive recreation.  Said undeveloped open space may include the setback areas as defined in Walpole’s Zoning Ordinance.

Delete 1. and 2. go forward with changing B. Screening through Q. Underground Utilities to C. Screening through R. Underground Utilities.”

She said the new wording eliminates the original statements about drainage and run-off protection areas because they fall under “manmade” improvements.  She said adding the setback wording addresses Dave Edkins concern, agreeing it should be spelled out.  Mr. Dill, Ch. Miller and Mr. Sawyer thought the drainage and retention areas should remain as part of the 30%, so as not to take away more of a developer’s available land.  Mr. Sawyer thought it would reduce the value of the lot and limit the number of buyers.  Ms. Aslinger said or it could improve the value by keeping it at a higher standard than pavement from one edge to the other.  She said there are two different types of developers, ones that want to build from edge to edge and ones who want to build something in keeping with the character of the Town.  She reminded that protective character standards are already built into the Master Plan and regulations.  Mr. Sawyer pointed out the Board had not applied the 30% to tonight’s subdivision in the commercial district or applied it to the new Burdick’s site under its prior site plan review, asking why the Board didn’t provide for better buffering of the parking lot.  Ch. Miller said Mr. Sawyer made a point, noting the Michaud subdivision just removed a potential percentage from a commercial lot and converted it to a residential use.  Ms. Aslinger said the amendment couldn’t be applied if it isn’t yet part of the regulations it needs to be voted on by the Board and applied to future projects.  She said it would have been nice to have the Burdick property screened, she had asked the Board to correct it, but was voted down.  Mr. Sawyer said maybe if the Board had insisted on screening he wouldn’t have been able to move to the new site and the Town would be dealing with the parking issue in the Village.  He said to be careful what you wish for, meaning the amendment might not result in its intended purpose for all proposals.  Ch. Miller said the purpose of tonight’s 

discussion was to bring up all the issues and concerns, to consider alternative wording or revisions if necessary but to continue working on it.  He suggested scheduling a second public hearing for March 13th and hoped Mr. Merklein could be present to help answer concerns.  Mr. Dill asked if other towns use 30%.  Ms. Aslinger re-searched the 30% figure because Mr. Merklein had taken the number from Mr. Edkin’s recommendation on the multi-family housing amendment from last year. She found the 30% to be a standard in many towns within the county.  She mentioned Warner had also used a 30% figure as well as Hanover.  She referred to NH OEP website in the resource library under the heading of open space.  She said most of the open space documents and references however were residential uses.  Hanover has a village open space overlay district. Ms. Aslinger said by researching open space she was unable to find an application of that term involving commercial development, all references were describing conservation and preservation.  Hanover’s Village open space overlay referred to tiny parcels of land interconnecting parks with strips of land between houses, none of which were “open to the public” without permission from the land owners. She said she was not the proponent of the amendment and she had many of the same questions the Board raised when Mr. Merklein first brought it up.  She questioned whether it should be part of the zoning ordinance instead of the site plan review, noting if it were in the zoning ordinance it could only be reversed by a variance instead of a simple vote of the Board to waive the requirement under site plan review regulations.  Mr. Dill thought Keene required 20%.  Mr. Dill asked if after the second public hearing more changes were made would another hearing be held, if no other changes are made after the public hearing will the Board vote on it?  Answer was yes.  It can be added to the Site Plan Regs once the Board votes to approve it.  Ch. Miller thought it was important to have Mr. Merklein present.  Ms. Aslinger offered to do further research on the 30% figure, the Board agreed.  Mr. Dill especially wanted a clear idea of whether the 30% wasn’t enough or was too restrictive.  Ms. Aslinger mentioned the Master Plan stating 50% open space and wondered how a developer would like to be limited to using half of their lot.  Mr. Daviss added the Berkshire proposal had 15% allowed including both lots.  Ch. Miller said he could imagine double that, it didn’t seem unreasonable but agreed to have further research done for the next meeting. He said the new wording allowed the setbacks to be included in the 30% but questioned whether removing the drainage collection areas was fair.  Mel Schupack noted Chesterfield allowed 30%.  Mr. Sawyer wants to see recreational areas included in the 30% as well.  Mr. Daviss asked what “passive” recreation means, having a picnic or playing touch football.  Mr. Dill said Mr. Merklein had mentioned several times about having a space for picnic tables, but because employees need a smoking area outside, it’s become a problem with litter in some of these outdoor areas.  He cautioned that while it may sound like a good idea, it might not be what was envisioned. Ch. Miller questioned whether a commercial shopping center even needs a picnic area, unless for the employees, which would be up to the employer to provide.  Ms. Aslinger said maybe it was better to have this provision in the Site Plan review because the Board could use its discretion to help the developer design the open areas, to take into account site limitations if need be, by reducing the 30% or allowing the drainage to be included.  While the restriction would be in place on a broad base, she could foresee circumstances where having the flexibility of design input could make a big difference in how a project turns out.  She ended with the thought the Board would be willing to work with developers to have projects reflect the amendments intent, which is to prevent covering every inch of space with pavement.  Ch. Miller said to schedule a second public hearing on the revisions and plan to continue discussion at the March 13, 2007 meeting.

IX.       Ch. Miller called for New Business

            A.  Mr. Hansel made a request that when the Planning Board considers the new industrial park he would like to be assured the entire park would not be taken one incremental section at a time for review.  He asked for the Board to request a complete environmental impact statement to be done on the entire parcel.  To insist on knowing what the developer may have in mind for the whole area, to assess traffic and lights, population density, environmental and other impact studies as a whole, not just one proposal at a time.  He felt this was crucial for the area if it should be rezoned and the initial plans move ahead.  He cautioned the Board of the potential scale of development on the site, saying they could put 6 of the size building his company occupies on the parcel including a 30% open space.  His building is 100,000 sq. ft.  He reminded the Board of the comment made at the meeting by the developer of “hundreds” of employees.  He reminded of the sensitive nature of the Town’s aquafir protection area and wondered why an abutting property is being protected as conservation land, isn’t this parcel equally as important to the aquafir.  He said the industrial park at full capacity would have a much greater impact in the future than planning now for just one machine shop business as presented.  He is formally making his request to the Board. 

Ch. Miller asked if members had comments. Mr. Dill said he thought it would be difficult to request an impact study when the developer didn’t know what would be going in.  He said no matter what facts and figures they come up with he thought the information would be disputed.

Mr. Hansel agreed but compared evaluating a piece of land for maximum usage is often used as a guideline by a conservancy in determining the value of an easement.  He thought an impact statement could measure the park in a similar manner.  He said perhaps in 2012 we might look back and say we might not have allowed that if we had known about this now, especially in regard to traffic.  He said we need to know what the potential is, not to be afraid if an impact study isn’t completely accurate anymore than an evaluator is when determining a maximum use meaning it may not be what is going to be used but it is what could be used. 

Ch. Miller thought Mr. Hansel’s request is a very reasonable. He said the Board has asked to know on subdivisions and other developments in the past what their future plans are. The Board needs to be well aware of what the future holds for the site and will be well within its pervue to ask the developer.  He thought the State DOT would require future plans.  He said the Board should request the developer to provide his master plan for the park and it should be part of the initial review beginning with the machine shop development.  He said the Planning Board should set a precedent now, confirming this request.  He said in five or ten years without future planning a serious problem could be created that was preventable. He said it needed to be clearly stated.

Mr. Schupack thought having an impact study done upfront would aid the developer in determining what the best uses are and may help him to market the park.

Ch. Miller said major subdivisions are required to put forth their entire future plans as well, this wouldn’t be any different and for the same reasons.  Mr. Dill still thought an environmental impact study was used as an obstruction to development, such as what has happened in Keene.  Ch. Miller said he didn’t see the Planning Board going to that extreme, it would be using the Site Plan Review regulations, holding the developer to the requirements contained therein.  He thought Mr. Hansel’s request would provide the Board with a comprehensive future plan.  He thought it was very important for the developer to state exactly what he wanted at the earliest point, so the Board could make informed decisions, well into the future.  He thought the developer would be expecting to be asked for detailed future information, that he would be reasonable.  Mr. Hansel read from the Site Plan Review stating an impact study could be required to review traffic, demographics, community facilities, environmental and other areas.  Mr. Dill agreed the Board had asked for future plans in the past and thought it was a reasonable request.  Ch. Miller said there was also a possibility the property could be under different ownership in the future, so having something to go back to would be important.  Mr. Sawyer said it could change hands after the first parcel is sold.  Ch. Miller said it would be best to have a guideline set up from the beginning, if changes came about in the future the original planning would need to be considered first.  He thanked Mr. Hansel for bringing the request to the Board.

Cont’d New Business:

            B.  Mel Schupack - A letter was received from Mr. Schupack’s lawyer requesting the Planning Board to acknowledge in writing, that although his lot did not meet the zoning and subdivision requirements enacted in 1966 the lot is legal and a recognized town lot.  Sec. Aslinger provided the members with a copy of the letter and a response letter stating as such to be signed by  Ch. Miller and V. Ch. Miller, filed with the BOS and kept on file with the Planning Board records.  A signed copy will be mailed to Mr. Schupack’s lawyer, with a copy sent to Mr. Schupack.  Ch. Miller called for a motion to approve of the action, so moved and seconded.  Motion carried.  No fees were required.

X.            Communications and Master Plan Update

            A.  Ch. Miller asked Mr. Daviss to give an update of where the Board stood on the matter.  Sec. Aslinger handed out a copy of a note regarding a conversation with Andrea Santoro, SWRPC requesting initial documents.  Mr. Daviss said he spoke with them today they were preparing a cost estimate for the Board.  He shared his ideas about how to proceed.  He thought the Goals portion was part one and the Preliminary portion that SWRPC would be updating as part two.  He said he was hoping to recruit townspersons in the updating process but wasn’t able to get a response, so thought the Board could take one goal per work session if they agreed.  The Board agreed.  Mr. Hansel said if he had a schedule he could get a turnout from his group to participate.  Sec. Aslinger said the meetings/work sessions had been set for the 4th Tuesday of every month at 7pm in the basement until further notice, agendas would be posted, meeting open to whomever wants to attend.  Mr. Schupack asked how SWRPC would be involved.  Ch. Miller felt they would be used in the writing, with the Board supplying the ideas, perhaps with the Sec. Aslinger’s help as well on some of the clerical duties.  She mentioned she would be volunteering part of her time also.  Mr. Schupack suggested using other Towns’ Master Plans to avoid recreating the wheel.  He mentioned all NH Regional Planning Commissions were each creating a model ordinance or regulation, thus creating a comprehensive manual for planning boards.  He thought the document would be ready later in the year.  He thought it might be useful to look over a new section in the NH Land Use Regs on innovative land uses as well.  Mr. Daviss will coordinate the work session agenda with Ms. Aslinger   

            C.  Other

            1.  Sec. Aslinger reported the Board was asked by OEP to update the information on the Town’s telecommunication towers.  She filled out the necessary forms, returned them with a cover letter.  She has set up a new file with all of the gathered tower information for the board.  She said Elaine was very helpful in providing the information for her.

            2.  Sec. Aslinger mentioned a letter received from Chas Street, part of their agenda items, relating to the Boards decision to recommend the zoning change, he is not in favor of the change.

            3.  Sec. Aslinger asked the Board to refer to her “Notes on when a Town project goes through Zoning and Planning review such as the acquisition of a bandstand, re-visited”.  She noted she had brought this subject up in a prior meeting but had been asked by others why the BOS were planning to accept a gift of a bandstand for the common without Planning, Zoning or Conservation Commission Review.  She pointed out she contacted SWRPC for their opinion back in August, their response said it depended on whether the use was governmental or non-governmental, on government land or non-government land.  The RSA states if it is not a governmental use on governmentally owned or occupied land the project shall be subject to the local land use regulations.  She said it seemed the bandstand would be a non-governmental use on government land, thereby subject to review by Zoning and Planning.  Two other RSA’s in Title III 31:95 e and 41:14 a, also speak to authority and procedures of the BOS on gifts and

acquisitions.  She said it seemed to her there were many combinations of projects to be considered under the regulations, but since the bandstand was a non-governmental use on governmentally owned land it would require review by the Planning and Zoning Board.  RSA

41:14 a acknowledges once the BOS have the authority, which the Town has given them the authority, to acquire or sell land, buildings or both; they shall first submit any such proposal to the Planning Board and to the Conservation Commission for review and receive recommendation by those bodies.  She stated this has not happened.  She said at this point there is an article on the warrant put on by the BOS for the bandstand but she questioned why the Planning Board and Conservation Commission haven’t had their review, what’s gone wrong?  She asked why the Boards were excluded from the review, adding for the record the Board’s need to be included.

Mr. Sawyer said he would like to respond by inviting Planning Board members to attend the BOS meeting on Thursday, they would have the answers, many of the points were erroneous and he would like to respond at the meeting.  Ms. Aslinger asked if other Board members were concerned or was it just her.  Mr. Dill said Ms. Aslinger was the only one who lived on the common and certainly have an interest in the bandstand.  He said he thought it was such an overwhelmingly good thing that he was happy with what was happening and didn’t bother to dig  to find reasons why it shouldn’t happen.  He said it depended on which angle it was being looked at.  He attended the meeting where it was first presented and the second one.  He didn’t feel it was necessary to dig into the RSA’s to find out why it couldn’t be done.  Ch. Miller didn’t think it mattered whether someone was for it or against it, certain criteria has to be met in order to accept projects.  He happened to disagree with Mr. Dill on the bandstands merits.  He didn’t think it was an appropriate use of the common.  Mr. Sawyer asked again to have members come to the Selectmen’s meeting for a response he didn’t feel comfortable discussing it at this meeting.  Ms. Aslinger agreed and said she wasn’t expecting a response, she was questioning when Boards are included in review of Town projects.  She didn’t feel she should not bring up the issue because Mr. Sawyer sits on the Planning Board.  Mr. Sawyer said they have other RSA’s they’ve applied in the past to allow bands to play on the common and didn’t have to have Planning review or such as allowing the Elementary school’s graduation.  Ch. Miller agreed those are good uses.  Mr. Sawyer said the bandstand was being considered for rental to cover maintenance, but that is not happening, instead a maintenance trust fund is being set up.  Ms. Aslinger she was using the bandstand as more of an example.  Mr. Dill said the reason he let the bandstand slide, he thought the procedures were being followed and he didn’t question it otherwise, its not whether he’s arguing for it or against it.  Mr. Sawyer maintained the BOS didn’t have to even hold a hearing on it but did.  Ch. Miller asked if it was on the warrant, Mr. Sawyer said it is on the warrant.  Ch. Miller said he would like to attend the BOS meeting along with Ms. Aslinger.  Ms. Aslinger asked if the Board agreed when a Town project takes place if it requires Planning, Zoning and Conservation review, shouldn’t it be done?  Mr. Dill agreed, Mr. Sawyer said if it is required, but this project doesn’t require it.  Ch. Miller said other Town projects have been reviewed in the past.  Ms. Aslinger said being new to the Town, new to the Planning Board and as the Secretary she is trying to determine how it has been handled, so she can give out accurate information when asked.  Mr. Sawyer asked when they have band concerts on the common now; do they have to go to the Conservation Commission and the Planning Board?  Mr. Dill reiterated he thought the BOS had handled the project correctly, he didn’t feel the need to dig up RSA’s to stop it.  Ch. Miller said it wasn’t the use as much as the building itself being the issue.  Ms. Aslinger stated even though she lives on the common, as Mr. Dill owns commercial property in Town, she feels she can sit on the Board without a conflict, and feels she is able to discuss any issue and raise questions.  Mr. Sawyer said in her notes she uses  “the common” there is some question as to whether common refers to the Walpole common or Drewsville common.  He said on any article that is voted on it has to be determined.  Ch. Miller said he does not want to see the common used in that manner, he said it was not a good idea.  Mr. Dill said differences of opinion on a Board makes for good and healthy discussion.  Ch. Miller reminded of the bathroom placed in the Town Hall being a bad idea and was voted at the next Town meeting to be removed and relocated. 

Discussion ended with Ch. Miller and Ms. Aslinger and other members agreeing to attend the BOS meeting on Thursday.

Ch. Miller asked about the 300 thousand dollars being raised to fund the purchase of conservation lands, thinking it was a large amount.  Mr. Schupack explained that it would be a loan at a reduced interest rate that would be paid 33 thousand per year and with the Conservation Commission helping to offset the amount every year with the monies from land use changes they receive.  He thought it was a very reasonable request.  Ch. Miller asked if there were other more important pieces of land?  Mr. Sawyer said it was critical to the wellhead protection area, the Town will be buying 8 acres thus allowing the Town to build additional wells into the future.

Ch. Miller agreed with the wellhead protection, but thought the Site Plan Review protects the area, answer was not entirely.  Mr. Schupack said the land is rare prime agricultural soil and the 8 acres will allow the Town to address future water needs.  Ch. Miller asked how it was protecting the wellhead if used for agricultural purposes.  Mr. Sawyer said manure spreading and cow pasturing would not adversely affect the wellhead protection area as long as it was natural, without chemicals.  Comments were made about the site being good soils from erosion and it being an ancient lakebed, glacial erosion etc.

Mr. Dill asked to be place on the agenda for March for a preliminary review of his major subdivision located off Wentworth Rd.  He also stated the Postmaster had asked about his plans for the Bailey property north of Fall Mtn. Building Supply on Rte. 12, he had heard he might need to re-route his mail delivery.  Mr. Dill said he was planning to plant corn there. 

XI.  Meeting was adjourned at 8:45pm.  Members will meet 2/27/07 for the work session on the Master Plan update.

 

 

  

 

 

Ed. Note: Here's a Lincoln story of interest to Walpoleans that ran today in the Eagle Times...CCB

2-11-07

Did A Walpole Visit Influence Abraham Lincoln’s Ending Slavery?

By Chuck and Sue Bingaman, Contributing Writers

On Abraham Lincoln’s 198th birthday, it’s appropriate to ask if Mr. Loncoln himself had a meal on a Walpole farm in 1848 and discussed ending slavery with a teenaged girl in the family, as local lore would have it? Or is it a fanciful flight of imagination?

          Long the stuff of family tradition in Walpole and Keene, the story was reported in the Bellows Falls Times’and later repeated in Yankee Magazine.  As related in the Times on November 11, 1954, Helen Wyman of Keene, who died in 1917, told the story.  It seems that Wyman’s mother, Harriet Emerson, grew up on Mapledell Farm in Walpole whose farmhouse still sits beside what is now Watkins Hill Road and was, in the 1840s, the most direct route from Boston to Montreal.  The farm’s been in the Jennison family of Walpole since around 1914.

          As described—and maybe embellished—by France Stockwell Lovell in the Times column, on a fall day in 1848, 16-year-old Harriet and a friend noticed two men pull into their farmyard on a horse-drawn rig.  “Weary and grey with the dust of country roads, the men doffed their tall hats and the tall one, stoop shouldered as though all the world rested on him, smiled shyly.  He must, Harriet thought, be all of six feet tall and about the homeliest man she had ever seen, with big hands and feet and nose, a knobby Adam’s apple and a wart on his cheek, but with eyes and mouth so beautiful you fair held your breath!  Was this the way to Vermont, he asked, and could they have a drink of water from the well?”

          While the men were drawing cold water for a drink, Harriet ran to the orchard where her father was working and had him come and meet the men.   Friendly greetings were exchanged and the men were invited to stay for dinner, the day's main meal at the time.

          A congenial meal followed, no doubt filled with news of the world that the men could share.  And when Lincoln and his friend left to go, Harriet is said to have gathered her courage and, according to the story, asked, “Are you going to free the slaves, Mr. Lincoln?” 

“That depends,” he replied, “if these people will give me a chance.”  The rest is history.

Did it really happen like that?  Could it have?

“Probably not,” said Dr. Cullom Davis of Springfield, Illinois, a renowned Lincoln scholar, and recently director The Lincoln Legals, a project to collect every paper associated with Lincoln’s 25-year law practice spanning Illinois and other states.  See http://adh.sc.edu/ll/ll-table.html.   “I remember only one trip Lincoln made to New England, and that was in 1860 to make a speech in Concord when he was running for President.  But you could check Lincoln Day by Day, the Internet based calendar that seeks to trace every day in Lincoln’s adult life.”

Well, guess what? Lincoln DID make another, little known, trip to New England.  And it was in the autumn of 1848!  See http://www.stg.brown.edu/projects/lincoln/month.php?yyyy=1848&mm=9.   That year Lincoln was finishing his one term in Congress representing the Central District of Illinois, and he had been elected on a platform opposed to the Mexican War and to slavery.  He was invited to make a tour of New England to promote the Presidential campaign of Zachary Taylor.  It was a ten-day trip lasting from September 12 beginning in Worcester to September 22 in Boston.

According to the day-by-day calendar, Lincoln arrived in Worcester, Massachusetts on September 12 and made a speech at city hall.  After another talk in Worcester the next day, he traveled on to New Bedford on the 14th,  Boston on Friday the 15th, and Lowell on Saturday, the 16th, giving political speeches in each town.  But then the record is a blank until Monday evening, September 18, when he gave a speech in Dorchester, according to the Boston Atlas.  Hence Lincoln’s whereabouts are so far undocumented—we do not know where he was—from Saturday evening until Monday evening!

But could Lincoln, then an athletic man of 39, have made it all the way from Lowell to Walpole and back in that 48 hours?  A 200-mile round trip by horse over often-primitive roads.  Probably not!

Well, guess what?  Ed Jennison, of the Mapledell Farm, recently found that train service between Boston and Keene had begun in summer of 1848.  Taking a train from Boston to Keene and back would have been possible, as would have been the hiring of a rig and driver for a trip to Walpole or other nearby points of interest.

          Did he do it? Did Lincoln have dinner at the Mapledell Farm in Walpole?  Did Harriet Emerson prod him on ending slavery?

          Perhaps further research will eventually tell us!  Below is a shot of Ed Jennison's Mapledell Farm on Watkins Hill Road as it appears today! Photo by Sue Bingaman

                                       --30--

 

 

 

    The planning board is launching a series of meetings to review and perhaps adjust Walpole's master land-use plan. Several reasons have been cited for the review, including growth pressures, the need to strengthen the tax base, increasing economic pressures squeezing the town's farms and open space, and the need to review and possibly revise our zoning regulations.  The public meetings to review the plan probably will be held as planning board work sessions on the fourth Tuesdays of the months ahead, but that arrangement isn't set. Other meetings might supplement or replace those sessions.

    As part of THIS Tuesday's regular monthly meeting--7:30 p.m. at Town Hall--the planning board will discuss how to proceed with the review including the need to elicit and include a range of views from Walpole's residents. 

    Please consider taking part. The more people who attend these meetings, the wider the range of views that will be represented, and the more accurately the resulting master plan will reflect the wants and needs of the town.


    Lt. Michael Paquette, second in command of the Walpole Police Department, gave an excellent talk  Saturday morning to the Walpole Leadership Academy on the organization and activities of the department.  Paquette reported on rising rates of crime in and around Walpole and the number of serious crimes in 2006. He also explained how the Walpole force of three full-time and six part-time officers are organized and respond to calls for police assistance.  The Leadership Academy, sponsored by the Walpole Grange, the Walpole American Legion Post and the Walpole Foundation, has five more sessions over the next two months and a closing dinner for faculty and participants with Dr. Helen A. Giles-Gee, President of Keene State College, as the speaker in April.

Ed. Note: We just got home from opening night at Nunsense, a terrific production by students at Fall Mountain Regional High School in Langdon, and if you weren't there, you've got another opportunity to attend tomorrow afternoon--Saturday, February 10--at 2:00 p.m.  Here is the preview story that appeared yesterday in the Eagle Times. CCB

2-6-07

It’s “Nunsense II” at Fall Mountain High School Tomorrow Evening!

By Chuck Bingaman, Contributing Writer

            “Nunsense II” the hilarious, madcap Broadway show featuring lots of laughs, song and dance and the flimsiest of plots bursts forth at Fall Mountain Regional High School in Langdon Friday evening at 7:30 p.m. and Saturday afternoon at 2:00 p.m. with all tickets available at the door.

            “It’s just a LOT of fun with witty lines, terrific songs, and hilarity that will appeal to the whole family”, according to Music Director Walt Sayre.

            Written by Dan Goggin and first appearing on Broadway in New York City in 1993, “Nunsense II” follows the highjinks of a group of nuns—the Little Sisters of Hoboken—who are preparing a variety show to thank contributors to the costs of burying other sisters that were killed in a food poisoning incident.  An element of concern is present when rumors surface that a group of evil Franciscan are coming to seek revenge!

            “The cast includes some of the most talented students in the school,” according to Sayre, “and I tell them that this is the hardest type of performance they will every have to give on a stage.  They have to act, sing, and dance all at the same time with smiles on their faces!”

            The nuns are led by Mother Superior Sister Mary Regina (Rebecca Holtz).  Sister Mary Hubert  (Mariah Kranowski) plays her second in command.  Other cast members are Emily Ranauro, Jen Davey, Allison Stoddard Gruber, Lindsay Sanchez-Navarro, Ciara Monty, Danielle Rios, Alex Waters, Alison Livengood, William Carmody, Robert Habets, and Melissa Jellie.

            Sayre also mentioned volunteer Dawn Pacquin and her staff made all of the nuns’ veils and can-can skirts, art teacher Ernie Perry and his students made all of the oriental artwork, and Alison Livengood headed the set construction crew.

            Tickets are $5 for adults and $3 for students.  Seating is first come, first served.

                                                                        --30--

 

           

Ed. Note: This is an important set of minutes covering a meeting mandated by statute to discuss publicly proposed warrant articles for the March Town Meeting.  The initial drafts of the budget and articles are included plus secretary Regina Borden's summaries of the discussion that took place on each.  CCB

TOWN OF WALPOLE

MEETING OF THE BOARD OF SELECTMEN

2007 ANNUAL WARRANT AND BUDGET PUBLIC HEARING

JANUARY 31, 2007

 

Selectmen Present:    Whitney Aldrich, Charles Miller, Sheldon Sawyer

Others Present:             Ernie Vose, Town Moderator

Moderator Ernie Vose called the 2007 Annual Warrant and Budget Meeting to order at 7:05 PM.

Mr. Vose advised that this meeting was not properly warned so it will have to be re-scheduled but he felt it was in order for the group in attendance to proceed with general discussion.  Mr. Vose suggested beginning with Article 7 as Josh Kelly, Trust for Public Land, and Attorney Robert Kasper were present to provide an explanation and answer questions. 

ARTICLE 7:   Attorney Kasper distributed copies of a revised draft Article (see copy attached) for the Ballam Farm property.  He explained that they split the original proposed Article into two separate Articles.  There will be an Article each year for the duration of the bond because money cannot be voted upon for future years; this is a separate fund depending on what amount the voters want to spend each year.  The first Article is to “purchase a conservation easement and a 6 acre addition to the Town’s river well property in fee simple and for associated project costs to permanently protect the Ballam Farm property consisting of approximately 59 acres more or less in Walpole” and the second Article is for a “separate agreement between the Town and the Conservation Commission” to account for revenues received from Land Use Change Tax.  Funding is outlined in the Article.  LCHIP funding but it is not available right now.  Mr. Schupack noted that the interest on the proposed ten year loan is very low.  The Board of Selectmen will make a decision on the length of the loan prior to the Town Meeting. 

ARTICLE 1:  This article is to elect the necessary Town officers for their respective terms.

ARTICLES 2, 3 AND 4:  These articles have to do with Walpole Zoning changes. 

ARTICLE 5:  “Are you in favor of the adoption of the amendment, as proposed by petition for the Walpole Zoning Ordinance as follows: (full text shown)

“Amend the zoning district for the portion of Tax Map 12 Lot 4, presently zoned Rural Agricultural, known as the so-called Huntington Farm, owned by Hubbard, LLC from Rural Agricultural to Industrial.” 

Mr. Sawyer advised that this was a Petition Article.  Mr. Sawyer and Mr. Aldrich think this is a good thing; it is an Article to rezone the area.  Mr. Watkins asked if there is a plan for using this property.  Mr. Vose explained that that there is a machine industry operation that wants to move in.  Mr. Schupack noted that the Conservation Commission does not support this Article.

ARTICLE 6:  “To see if the Town will vote to raise and appropriate the sum of (------------), which represents the operating budget for the general government of the Town.  Such sum does not include special or individual articles addressed below.”  (The Board of Selectmen Approve this Article.) (Majority vote required.)               

Mr. Aldrich began the Expenditure Comparison for the Year Ending December 31, 2006:  He explained that expenditures are an estimate based on what was done in the past.  The top page provided the Purpose of Appropriation, 2006 Budgeted, 2006 Actual, 2007 Recommended, Difference between 2006 Budgeted and 2007 Recommended and the % Change.  All through this budget the health insurance costs are higher than last year.

EXPENDITURES:

4130 – Executive – Teresa Kissell explained that this 13.02% increase includes salaries and benefits.  Mr. Sawyer advised that it includes a new copier.  It is also more hours for the part-time secretary as there continues to be more paperwork. 

4140 – Tax,Election,Registration,Vital Statistics – Increase 5.61% - This includes another part-time clerk in the Town Clerk’s office.

4150 – Financial Administration – Increase 22.64% - Mr. Sawyer advised that this includes the assessing services and the statistical up-date.  The Selectboard plans to do some of the assessing for small sheds, garages and porches to cut down on the costs.  Reference was made to page 26 of the Town Report regarding taxes.

4153 – Legal Expenses – Decrease 50.00%.-

4191 – Planning – Increase 61.77% - Mr. Aldrich advised that this year the Planning & Zoning budgets were split.  It will be hard to compare this year.

4191 – Zoning – no percentage.

4194 – General Government Building – Increase 5.14% - Teresa Kissell noted that Article #17 is for $10,000 for the Town Hall repairs.  There is a discrepancy between the cover page and page 6 because of Article #20 that was in the 2006 budget.

4195 – Cemeteries – Increase of .98% - There is a Warrant Article in for this year to repair some headstones. 

4196 – Other Insurances – Increase 4.99% -

4197 – Regional Associations – Increase .70% -

4199 – Other General Government – No Increase/Decrease –

4210 – Police – Increase 5.61% - Mr. Aldrich reported that last year the Selectboard discovered that the Police Department salaries were low compared to the surrounding communities.  This year the salaries were increased some more.

4210 – Police Special Detail – Decrease 40.00% - Mr. Sawyer advised that the Police Department employees work on their own time and they get paid for these hours but the money for the cruisers comes back to the Town.  This balances out with revenues.  See Article No. 19 to create a Revolving Fund.  Mr. Hemingway asked where the anticipated figure of $32,295 came from.  Mr. Sawyer said the figures came from the Police Department.

4290 – Forest Fire Control – Increase 37.50% -

4300 – Emergency Management – Increase 130.00% - Dick Hurlburt, Emergency Management Director, reported that they have established an Emergency Operations Center at the Fire Station.  There are some new phone lines and they attend training in Concord.  The Highway, Police and Fire Departments are included in this.  A lot of things have to be documented to apply for the FEMA money; the paperwork is incredible.  The Emergency Management operation is under the direction of the Board of Selectmen.    

4312 – Highways & Streets – Increase 3.91% - It was noted that there are Warrant Articles Nos. 8, 9, 10, 11 and 12 for the Highway Department.  Adrian Basora noted that the Highway Department is doing a good job.

4324 – Solid Waste Department – Increase 19.77% - Rick Cooper pointed out that $25,000 is included for the Town of Langdon who might be joining us on July 1^st; this will be offset by revenues.  The increase is more in line with $275,000 rather than $301,459 or a 9% increase.  By Town Meeting they will know if this will materialize or not.  The cost of transportation and tipping fees has increased.  Last year they were authorized to have two part-time employees; this year they are asking for another $10,000 because they need these employees. 

4415 – Health Agencies – Decrease 1.27% Mr. Aldrich advised that they dropped one of the agencies because the Welfare Officer was not using them.

4520 – Parks & Recreation – Increase 1.92% - A modest increase;

4550 – Library – Increase 5.21% - There is a discrepancy between the cover page and page 15 due to last years Warrant Article #17 to replace the furnace.

4583 – Patriotic Purposes – No change – This is for flags for Memorial Day.

4589 – Other Culture & Recreation – Increase 7.25% - The Age In Motion class in the Town Hall increased from two to three sessions.  Participants contribute but it does not cover the class.

4611 – Conservation – Decrease 4.69% - Gary Speed explained that last year they did a survey mailing that increased the budget.  This year they are going to repair and maintain trails. 

4711 – Debt Service – There are currently four bonds; one a year will be paid off.  The principal and interest go down each year.

Water Department:  Mark Houghton was not present but Mr. Miller advised that these are user fees.  Teresa Kissell said they are trying to build-up a reserve for both the water and sewer departments.  They are planning to increase the rates this year.  Mr. Vose explained that if they have a surplus it stays within their own districts.

Special Articles:  There was discussion pertaining to including the full amount of $330,000 for the Conservation Easement rather than dividing it up over a ten year period.  .    

REVENUES:

Mr. Aldrich explained that Revenues are a best guesstimate.  Most of the revenues are through the Tax Collector for property taxes, licenses, permits, fees, grants, etc.

General Fund (Less Property Taxes):

2006 Budgeted - $1,635,811

2006 Actual - $1,900,978

2007 Estimated - $1,677,252

 

Water Administration:

2006 Budgeted $163,635

2006 Actual - $151,563

2007 Estimated - $163,196.

 

Sewer Department:

2006 Budgeted - $223,973

2006 Actual - $205,450

2007 Estimated - $226,102.

 

Total Budget Appropriated:

2006 Budgeted - $2,023,419

2006 Actual - $2,257,990

2007 Estimated - $2,066,550.

 

EXPENDITURES:

2007 Annual Warrant and Budget Public Hearing – January 31, 2007 – Page 4

 

The General Fund figures are as follows:

2006 Budgeted - $2,644,056

2006 – Actual - $2,775,395

2007 Recommended - $2,780,071

Difference Between 2006 Budgeted & 2007 Recommended - $136,015

Percentage Change – 5.14% Increase

 

Suggested Warrant Articles:

2006 Budgeted - $362,856

2007 Recommended - $699,400

 

Total General Fund Including Special Articles:

2006 Budgeted - $3,006,912

2006 Actual - $3,028,566

2007 Recommended - $3,479,471

Difference Between 2006 Budgeted and 2007 Recommended - $472,559

Percentage Change – 15.72%

 

Water Department:

2006 Budgeted - $152,111

2006 Actual - $140,721

2007 Recommended Between 2006 Budgeted and 2007 Recommended - $188,055

Difference Between 2006 Budgeted and 2007 Recommended - $35,944

 

Sewer Department:

2006 Budgeted - $215,307

2006 Actual - $231,362

2007 Recommended - $236,451

Difference Between 2006 Budgeted and 2007 Recommended - $21,144

 

Total Budget Appropriated:

2006 Budgeted - $3,011,474

2006 Actual - $3,147,478

2007 Recommended - $3,204,577

Difference Between 2006 Budgeted and 2007 Recommended - $193,103

Percentage Change – 6.41% Increase

 

Total Budget Including Special Articles:

2006 Budgeted - $3,374,330

2006 Actual - $3,400,649

2007 Recommended - $3,903,977

Difference Between 2006 Budgeted and 2007 Recommended - $529,647

Percentage Change – 15.70% Increase

There was discussion relative to what impact all of the Articles will have on the property taxes.  Mr. Sawyer responded that it will be about a 5.14% increase without the Warrant Articles but about a 15.72% increase including the Special Articles.  These percentages will change depending on the votes for some but not all of the Articles and whether or not the entire $330,000 will remain in the figures as that might change to a one year payment.  At this point there are many unknowns.  Mr. Basora would like to see a zero increase because most property owners just had an increase through the reappraisal.  At the next hearing he would like to know what the tax impact will be. 

ARTICLES:

ARTICLE 8:  “To see if the Town will vote to raise and appropriate the sum of One Hundred Forty Thousand Dollars ($140,000) for the purchase of a 2008 International truck w/side dump body, plow and wing.  For use by the Town Highway Department to replace the 1998 International Dump Truck: and to fund this appropriation by trading the 1998 International Dump Truck (trade in value of $17,500) with the balance of $122,500 to be funded by general taxation.”  (The Board of Selectmen Approve this Article.)

Jim Terrell explained that this is just to replace an aging truck.

ARTICLE 9:  “To see if the Town will vote to raise and appropriate the sum of Twelve Thousand Dollars ($12,000) to build a shed at the Highway Garage near the salt shed, and to build a loft above the fuel tank.”  (The Board of Selectmen Approve this Article.)

Jim Terrell asked if there were any questions; there was no discussion.   

ARTICLE 10: “To see if the Town will raise and appropriate the sum of Eighty Thousand Dollars ($80,000) for work to be done on the Old Keene Road Bridge #182/064.  This is the second of a three-year warrant article to complete the project.  When the project is complete the State will inspect, and when approved will reimburse the Town 80% of the total cost to repair the bridge.”  (This article is non-lapsing) (The Board of Selectmen Approve this Article.) (Majority vote required.)   

Mr. Vose advised that the Town started this three years ago.  Jim Terrell said the original projected date was 2008 but the project was put back a year by the state and is expected to be done in 2009.  When construction is started the town will get 40% up-front and upon completion the town will receive the last 40%.

ARTICLE 11:  “To see if the Town will vote to raise and appropriate the sum of Seventeen Thousand Five Hundred Dollars ($17,500) for the purchase of a 9’ wide x 5’ high 40’ long Concrete Box Culvert with Block wing walls to be placed on Old Drewsville Road.  This Culvert will be installed by Town crew.”  (The Board of Selectmen Approve this Article.)

Jim Terrell explained that there is a deteriorating old bridge there that was compromised during the flood.  These repairs include the culvert, guardrails and renting an excavator.

ARTICLE 12:  “To see if the Town will vote to raise and appropriate the sum of Sixty Five Thousand Dollars ($65,000) to reconstruct and pave (in conjunction with Water Project) 440’ of Elm Street, with the underdrain and sidewalk 125’ of Pleasant Street with sidewalk and to Reconstruct and pave Russell Street, North Walpole with sidewalk (540 feet of Birch Street.)”  (The Board of Selectmen Approve this Article.)

Jim Terrell advised that the Water Department needs to replace some lines so the Highway Department will do some paving in conjunction with this work.

ARTICLE 13:  “To see if the Town will vote to raise and appropriate the sum of Ten Thousand Dollars ($10,000) to be deposited in the Capital Reserve Fund-Police Vehicle, previously established for the purchase of a police vehicle.”  (The Board of Selectmen Approve this Article.)

Mr. Sawyer said this is just a matter of putting the $10.000 in the Capital Reserve Fund.

ARTICLE 14:  “To see if the Town will vote to raise and appropriate the sum of Four Thousand Five Hundred Dollars ($4,500) for a 30-yard roll-off box for the Recycle/Transfer Center.  This price includes delivery.”  (The Board of Selectmen Approves this Article.)

Rick Cooper explained that this is to purchase another container.  They have a spare container but when it is full and ready to be transported it causes a delay.  The state advises that they shouldn’t have material on the ground. 

George Watkins said the facility needs other items as Special Articles and some of them are fairly critical.  The burn pit needs to be repaired for about $5,000 and a backhoe is needed to crunch the material for more tonnage.  He would like the Board of Selectmen to take these matters under advisement.  Mr. Aldrich will check on the date to accept petitioned articles. 

ARTICLE 15:  “To see if the Town will vote to raise and appropriate the sum of Fifteen Thousand Dollars ($15,000) for a non-capital reserve fund-statistical under the provision of RSA 35:1-C, this fund will be used to help pay for a Statistical update which is required for the Town for 2008; and to appoint the Board of Selectmen as agents to expend from this fund for that purpose.”  (The Board of Selectmen Recommends this Article.) 

Mr. Sawyer reported that the first estimate came in between $45,000 to $60,000 so the Board of Selectmen is looking at other options.  The other person that had the contract knew the town but now there will be somebody that is not familiar with the town. 

ARTICLE 16:  “To see if the Town will vote to raise and appropriate the sum of $5,000.00 for repairs to 26 headstones in the Old Cemetery on Main Street.”  (The Board of Selectmen Approves this Article.)

Mr. Aldrich advised that this request came from the Cemetery Commissioners.

ARTICLE 17:  “To see if the Town will vote to raise and appropriate the sum of $17,400 to repair the Town Hall (North End) ramp and pillars.  Ten Thousand Dollars ($10,000) to be taken the General Fund Balance and Seven Thousand Four Hundred Twenty Five Dollars ($7,425) to be raised by taxes.”  (The Board of Selectmen Approves this Article.)

Mr. Aldrich explained that this is for repairs to the north end of the Town Hall.  The handicapped ramp is not legal so nobody can use it.

ARTICLE 18:  “To see if the Town will vote to raise and appropriate the sum of Three Thousand Dollars ($3,000) for Walpole Old Home Days 2008.”  (The Board of Selectmen Approves this Article.) 

Mr. Sawyer said the committee spent $7,000 for the last one.  In addition, they will work to raise some funding themselves.

ARTICLE 19:  “To see if the Town will vote to create a Revolving Fund pursuant to RSA 31:95-h, for the purpose of Police Special Details.  All revenues received for police special details will be deposited in the fund and the money in the fund shall be allowed to accumulate from year to year, and shall not be considered part of the town’s general surplus.  The Town Treasurer shall have custody of all moneys in the fund, and shall pay out the same only upon order of the governing body (Board of Selectmen) and no further approval is required by the legislative body to expend.  Such fund may be spent for police detail wages, vehicle use costs, and administrative costs for the police department outside details for which fund was created.  The Board of Selectmen must approve any other type of expenditure.”  (The Board of Selectmen Approve this Article.)

Mr. Hemenway felt the language seemed restrictive; is the intent to give flexibility.  Maybe the last sentence should be deleted.  Is it the intent that it could be used for general police.  Mr. Sawyer felt it gives the Board of Selectmen the discretion to use the funds if the police come in and need new radios.  In the beginning some of this money was used toward the new Police Station addition.  Any surplus will be used for police items with the approval of the Board of Selectmen.  Mr. Gage felt since this is not a legal meeting the attendees cannot take any action.   

ARTICLE 20:  “To see if the Town will vote to dissolve the Capital Reserve Tax Assessment/Certification interest account held by the Trustees of Trust Funds in the amount of $797.66.  This amount will go into the General Fund.”  (The Board of Selectmen Approve this Article.)

Teresa Kissell advised that they took out the $10.000 out of this account but not the interest.  The $797.66 is the interest.

ARTICLE 21:  “To see if the Town will accept a gift of a 32’ x 20’ Bandstand from Stuart Bailey, and to place the Bandstand on the northern end of the common southerly of the Flag Pole.  Maintenance fees would come from Rental fees for the use of the Common and the Bandstand.”  (The Board of Selectmen Approve this Article.)

Mr. Watkins asked how this would impact the Memorial.  Mr. Miller said this Article is only to accept the gift.  Mr. Sawyer said the rental fees should be set-up in a Trust Fund.

ARTICLE 22:  “To see if the Town will approve a Study Committee to look into having One (1) Tax Collector for Walpole and North Walpole, and to have the Moderator of the Town of Walpole and Moderator of North Walpole each choose three (3) people for the Study Committee.” 

Mr. Sawyer stated that over the years they have had discussions on the double Tax Collectors.  It is a duplication of duties, equipment and salaries.  The State said this is illegal and Walpole is the only town in the State that has two tax collectors.  The Board of Selectmen felt that they could put together a Study Committee to look into this issue.

ARTICLE 23:  This is a Petition Article that was submitted by Robert Jasse.

There were seventeen people in attendance.

Mr. Vose closed this Public Hearing at 9:38 PM.

Respectfully submitted,

Regina Borden, Recording Secretary

TOWN OF WALPOLE

MEETING OF THE BOARD OF SELECTMEN

FEBRUARY 01, 2007

Selectmen Present:   Whitney Aldrich, Charles Miller, Sheldon Sawyer

Mr. Aldrich called the meeting to order at 7:05 PM with seven people present in the audience.

PUBLIC BUSINESS:

NEXT BOARD OF SELECTMEN MEETING:  The Board of Selectmen announced that their next regular meeting will be changed from Thursday, February 8^th, 2007 to Wednesday, February 7^th, 2007, at 7:30 PM

JEFF EARLS – CROSS COUNTRY APPRAISAL GROUP:  Jeff Earls, Cross Country Appraisal Group, LLC, discussed the specific services that the Board of Selectmen is requiring including the general assessing, statistical up-date and the time table.  Several documents were reviewed for pertinent information.  Mr. Earls will submit two quotes; one will include the utilities and the second will be without the utilities.        

DENNIS PELLEGRINO – ABATEMENT DISCUSSION:   Dennis Pellegrino and the Board of Selectmen negotiated an Abatement settlement.  They reached an agreement for a total value of $471,500 for one property on Map 021, Lot 013. 

KRYSTYNA MARCOM:  Krystyna Marcom submitted a Petition to the Board of Selectmen on September 6^th, 2006, but never received a response and she wanted to know what was going to happen to it.  She declared that she is not anti-memorial but the Common is a public place and any changes would be altering that space.  Mrs. Marcom left a copy of the previous Petition with the following wording: 

“We, the undersigned citizens and voters of Walpole, hereby petition the Selectmen to defer any decisions on the construction of all permanent structures or monuments on the “Walpole Town Common” to a vote of the town by an article on the official ballot to be voted on at the polls”.  It has 76 signatures. 

Mr. Sawyer stated that the Board of Selectmen will seek a legal opinion to see if it is properly worded and whether or not it can be put on the ballot. 

WRAP COMMITTEE:  George Watkins advised that members of the WRAP Committee were disappointed when they looked at the Warrant and discovered that only one of their Articles was on it even though they submitted five.  They had given a lot of thought to them before presenting them to the Board.  1) The first item is the burn pit as they do not know how long it will last.  They asked for $5,000 but it may not cost that much.  Mr. Sawyer felt that the burn pit could be considered as maintenance so it would be possible to include that amount in the budget.  Rick Cooper will work on obtaining a firm quote.  2) The fence is a liability problem as the laws says that they have to restrict accessibility to the area.  3) A loader would make their operation more productive as they could pack the material down more.  Another benefit would be their ability to move the compacter boxes around.  Transportation and tipping costs are up so a full load is more cost effective.  4) A second compacter would cost about $15,000 to $20,000.  Mr. Sawyer said that Jim Terrell is willing to work with them to take the backhoe to the Solid Waste Facility to help out.        

ACCOUNTS PAYABLE:  Mr. Miller moved to approve the Accounts Payable check register and manifest in the amount of $19,615.50.  Seconded by Mr. Miller.  All in favor, so voted.

PAYROLL:  Mr. Sawyer moved to approve the payroll voucher for the week ending January 27, 2007, for gross wages in the amount of $15,720.81 or net wages in the amount of $7,904.29.  Seconded by Mr. Miller.  All in favor, so voted.

Mr. Miller moved to approve the electronic fund transfer for the Withholding, MEDI and FICA taxes in the amount of $3,871.19.  Seconded by Mr. Sawyer.  All in favor, so voted.

ANNUAL AUTHORIZATION DOCUMENT:  Mr. Sawyer moved that the Chairman be authorized to sign the Annual Authorization Agreement to transfer funds from the Savings Bank of Walpole to the MBIA.  Seconded by Mr. Miller.  All in favor, so voted.

MINUTES –SELECTMEN’S MEETING- JANUARY 25, 2007:  Mr. Sawyer moved to approve the Minutes of the public Board of Selectmen’s meeting of January 25, 2007, as printed.  Seconded by Mr. Miller.  All in favor, so voted.

DEPARTMENT / COMMITTEE MEETINGS:

The Board of Selectmen received and reviewed the minutes of the North Walpole Village Board of Commissioners meeting of January 30, 2007.

OLD BUSINESS:

KEENE ROAD BRIDGE:   Mr. Sawyer moved that the Chairman be authorized to sign the Easement document for the Old Keene Road Bridge that was previously signed by property owners, Sean and Tania Hannan.  Seconded by Mr. Miller.  All in favor, so voted.

BUDGET HEARING:  Mr. Aldrich announced that last night the Moderator advised that the Public Hearing on the 2007 proposed Budget and Warrant Articles was not legal because of the posting of the notices but the Board of Selectmen has now declared it as a legal meeting since it was published in the Keene Sentinel and Eagle Times and legally posted in three locations.  The Board of Selectmen will have letters sent to those in attendance to notify them of this decision. 

REGIONAL PROSECUTORS MEETING:  Mr. Aldrich and Police Chief Hewes attended the Regional Prosecutors meeting.  Peter Heed, Jack Pratt and several others also attended.   They agreed to split into two committees; one for the legal and one for the finances. 

BOARD OF SELECTMEN’S STATEMENT FOR THE TOWN REPORT:  The Board of Selectmen reviewed their statement for the Town Report.

NEW BUSINESS:

CONNECTICUT SCENIC RIVER BYWAYS – APPOINTMENT – SHELDON SAWYER:  Mr. Aldrich moved to appoint Sheldon Sawyer as a Town representative to the Connecticut Scenic River Byways Committee.  Seconded by Mr. Miller.  Mr. Sawyer abstained.  With Mr. Aldrich and Mr. Miller in favor, the motion was approved.

HOCKEY TEAM – UPSTAIRS TOWN HALL:  Mr. Brady, Town Hall Custodian, had concerns about some scratching on the Town Hall upstairs floor.

Mr. Sawyer moved that the Board of Selectmen take a look at the floor.  Seconded by Mr. Miller.  All in favor, so voted.

During their inspection, the Board of Selectmen discovered the scratches on the floor but felt they were normal wear-and-tear.  They thanked Mr. Brady for his concern.

SOUTHWEST REGION PLANNING COMMISSION:  The Board of Selectmen will plan to attend the next SWRPC dinner on February 20^th at the Keene Country Club that begins at 6:00 PM.  Amy Ignatius, Director of the NH Office of Energy and Planning, will be the guest speaker.

ATTORNEY ROBERT KASPER:  Mr. Sawyer moved to sign the Purchase and Sale Agreement between the Trust for Public Land and the Town of Walpole.  Seconded by Mr. Aldrich.  All in favor, so voted.

Mr. Sawyer moved to approve the payment for work performed by Attorney Robert Kasper.  Seconded by Mr. Miller.  All in favor, so voted. 

LETTERS:

ATTORNEY ROBERT KASPER:  Mr. Sawyer moved to sign the letter to Attorney Robert Kasper thanking him for his work on the debris clean-up project.  Seconded by Mr. Miller.  All in favor, so voted.              

Mr. Sawyer moved to adjourn the Board of Selectmen’s meeting and to enter into a Trustees of Hooper Trust meeting.  Seconded by Mr. Miller.  All in favor, so voted.  The time was 9:34 P.M.

TRUSTEES OF HOOPER TRUST

HOOPER INSTITUTE – BLACK LOCUST COMPANY:  Mr. Sawyer moved to approve payment of the bill in the amount of $390.00 for brush work done by the Black Locust Company at the Hooper Institute.  Seconded by Mr. Miller.  All in favor, so voted.

Mr. Sawyer moved to adjourn the Trustees of Hooper Trust meeting.  Seconded by Mr. Miller.  All in favor, so voted.  The time was 9:38 PM. 

 

Respectfully submitted,

Regina Borden, Recording Secretary

                                                                    

Thanks to Board Secretary Pam Aslinger, here is the agenda for next Tuesday's Planning Board meeting. CCB

PLANNING BOARD MEETING

February 13, 2007  7:30pm Town Hall

AGENDA

 

I.          Open Meeting

            A.  Roll Call/Designate Alternates

            B.  Approve Minutes of 1/9/07 and 1/23/07

II.            Review Applications Submitted:  Accept - Reject - Delay

A.  Jeff and Karen Michaud, LLC - Minor 2 Lot Subdivision located on 40 Meadow Access Lane off Dearborn Circle Rd., Map 12, Lot 55-4 in the Commercial Zone.  The purpose is to create Lot 2 of 2.01 acres by reducing Lot 1 with the existing buildings to 4.76 acres.

III.       Close Meeting/Open Public Hearing

            A.  Jeff and Karen Michaud, LLC

IV.       Close Public Hearing/Re-Open Meeting

V.        Action on Application Submitted:  Approve - Disapprove - Delay

            A.  Jeff and Karen Michaud, LLC

VI.       Close Meeting/Open Public Hearing on the following change to the Site Plan Review Regulations under Section VIII General Standards:  Add new:  B.  Open Space Standards:  No less than thirty percent (30%) of the entire parcel to be developed shall be retained as open space, unencumbered by buildings, parking lots, accessory structures or other impervious surfaces.  1.  Said open space must not included drainage or run off protection areas.  2.  Said open space may be used for lawns, gardens, landscaping and passive recreation.  Change: “B. Screening” through Q. Underground Utilities” to “C. Screening” through “R. Underground Utilities”.

VII.     Close Public Hearing/Re-Open Meeting

VIII.    Board Discussion and Action on Proposed Amendment to the Site Plan Review:  Approve - Disapprove - Amend - Delay

IX.       New Business

            A.  (none scheduled as of this posting, could change)

X.            Communications and Master Plan Update

A.  45 minute Board discussion deciding “how to proceed” on the Master Plan

            B.  Review items for work session agenda 2/27/07 and meeting for                 3/13/07

            C.  Other

XI.            Adjourn Meeting (next regular meeting March 13, 2007)

Ed. Note: Here is Sue's story from Monday's Eagle Times on an important meeting held last week in Walpole.  CCB

Stonyfield Farms Appeals to Local Dairy Farmers to “Go Organic”

Story and Photo by Sue Bingaman, Contributing Writer

Representatives from Stonyfield Farms, CROPP Cooperative and the U.S. Department of Agriculture encouraged local New Hampshire and Vermont dairy farmers last Monday evening in Walpole to convert their conventional dairy farms to organic farms because of the shortage of organic milk and the possibility of higher revenues. To be certified organic, dairy

                        What? Me go organic??

products must be free of growth hormones, antibiotics and synthetic pesticides. To be organic Dairy cows must be able to graze outside in synthetic fertilizer free pastures to get fresh air, exercise and sunshine.

Eric Merklein, a Walpole Planning Commissioner and one of the organizers said that the “loss of dairy farms in Walpole and the area is devastating and encourages farmers to go into organic dairy farming to retain their farms and to revitalize the rural nature of the area.”

 Cindy Westover, another organizer, described the make up of the audience to the speakers saying “that we have local farmers from VT and NH, some completing their transition to organic dairy farming, veterinarians, a grant writer, local and state representatives. We want our farms to remain and to succeed.”

 Tara Sad, NH State Representative from Walpole also spearheaded the meeting to bring together all those who could assist farmers in thinking about how to convert their farms to organic.

Stonyfield Farm representative Nancy Hirshberg, Vice President of Natural Resources, from Londonderry , NH  urged approximately 30 area dairy farmers to consider organic production by saying that “we need more (organic milk ) producers to meet our customer demand.” She said “The need for the organic production of milk is expected to double in the next 5 years.” She reminded the audience that the cost of conventional milk is low, that demand for organic milk is high and that the return to the farmer from organic milk is greater than from conventional milk.  She explained that consumers are demanding more organic products to avoid pesticides because they are aware of their affects on “health conditions, the presence of children and social influences.” Hirshberg said, “Stonyfield wants to get more milk from New England.”

Hirshberg related a brief history of organic farming in NH and said that Stonyfield Farm, now in Londonderry, NH, became an organic farming school in 1983 while located in Wilton, NH. In January 2003 they bought Brown Cow of California and by 2006 were 80% organic. Stonyfield is now the number three yogurt brand in the U.S. and produces 77% of the organic yogurt market. Hirshberg said “…we need more organic milk now and would like to obtain it locally. We don’t want to have to consider suppliers in places like New Zealand because of the shortage of organic milk here.”

In 1997 Stonyfield began working with CROPP (Cooperative Regions of Organic Producer Pools) which cooperatively markets organic products. The co-op started in Wisconsin but now has a Northeast Dairy Pool which started with the University of New Hampshire and three other farms. John Cleary, New England Region Pool Coordinator from Burlington, VT, explained how the cooperative works, member requirements and distributed guidelines for dairy farms making the transition to certified organic milk production. The first requirement is that “Members must be certified organic by a U.S.D.A. Accredited Certification agency. They must produce milk without antibiotics, hormones or synthetic pesticides. And they must provide pasture in season for the herd with a plan in place for significant feed intake.” There are now over 700 CROPP Co-op farm  members in 22 states, over 200 of which are dairy farm members.

Vicky Smith, U.S. Department of Agriculture Certification Inspector spoke to the regulations. She stated that the land and the livestock must be certified and in this transition she said, “The main limiting factor is that no synthetic fertilizer be used on the grazing land.” The transition takes three years from the date of the last fertilizer application that is verified through production records. She also stated that organic seed must be used to plant the grazing land. The herd must not receive any antibiotics or growth hormones. Certification requires an on-site visit and certification is renewed annually. Smith stressed that “Certification is a process and will identify a standard not met and give a time frame for the farmer to ‘fix it’ to come into compliance.” She said that, “It is a friendly process.” Smith offered www.NationalOrganicProducersAlliance.com as an excellent resource for farmers transitioning to organic.

Several area farms, including Stonewall Farm in Keene, The University of New Hampshire in Durham, and Beth and John Haines of Claremont have transitioned to organic methods. The Haines’ spoke positively of the support they received in transitioning to organic which will be complete in March. When asked of problems they encountered, the Haines’ said that they “didn’t have anything dramatic occur. There were a few hoof problems but they were readily solved.”

Stonyfield’s Hirshberg encourages farmers to attend a conference “Understanding Organics: Livestock Management and Health” March 6,7 and 8 at the University of New Hampshire at Durham sponsored by The Northeast Organic Farming Association of Vermont . Visit their webpage www.qmps.vet.cornell.edu/nofa/nofa.html for sign up information and conference brochure. Stonyfield offered to pay registration fees for all those farmers attending today’s meeting.

                                       -30-

 

 

 

 

Ed. Note: Thanks to board secretary Regina Borden, here are the minutes of the January 25 Selectmen's meeting.  CCB

TOWN OF WALPOLE

MEETING OF THE BOARD OF SELECTMEN

JANUARY 25, 2007

Selectmen Present:  Whitney Aldrich, Charles Miller, Sheldon Sawyer

Mr. Aldrich called the meeting to order at 7:30 PM with six people present in the audience.

PUBLIC BUSINESS:

TIM ALLEN – TIMBER CUT WARRANT:  Tim Allen explained that he purchased a piece of land on Stevens Lane.  He filled out a Notice to Cut Timber that included an estimate of the cut but when they started to cut they discovered that a lot of the wood had no value except for their personal use.  He was not aware of the fact that he needed to do a follow-up report with the State and Town until he received a letter and bill from the Town that included doomage fees.  In view of the circumstances he asked the Board of Selectmen to reconsider the bill. 

Mr. Sawyer moved that, in view of the explanation provided by Mr. Allen, the Town of Walpole will not charge Mr. Allen anything but he needs to see Elaine Moore to obtain the forms to get it straightened out with the State.  Seconded by Mr. Miller.  All in favor, so voted.

JOE LASSARD – REF: STATISTICAL UPDATE:  Mr. Lassard, Municipal Resources, explained that on January 23rd he received an e-mail advising that the Town would like to know whether or not he would be available to do the Statistical Update in 2007 and, if so, needed an estimate for his services.  He distributed copies and reviewed the following documents with the Selectboard:  1) Title I – The State and Its Government – Chapter 21-J – Department of Revenue Administration – 21-J:11-a Assessment Report; 2) Title V – Taxation – Chapter 75 – Appraisal of Taxable Property – 78:8-a Five-Year Valuation; and 3) Title V – Taxation – Chapter 75 – Appraisal of Taxable Property – 85:8 Revised Inventory.  All towns are to be on the five-year plan or in accordance with the DRA schedule.  There was discussion relative to the DRA requirements.  Mr. Lassard will provide additional information to the Selectboard prior to their next meeting.    

ROBERT GRAVES:  Mr. Graves inquired about the Petition for a Bandstand in the Common.  Mr. Sawyer advised that it is now on the draft Warrant as Article No. 22.  It was noted that February 6th, 2007, is the last day for petitioned Warrant Articles in accordance with RSA 39:3.

2007 ANNUAL WARRANT AND BUDGET MEETING:  The Board of Selectmen announced that the 2007 Annual Warrant and Budget meeting has been scheduled for Wednesday, January 31st, 2007, at 7:00 PM in the Town Hall.

ACCOUNTS PAYABLE:  Mr. Sawyer moved to approve the Accounts Payable check register and manifest in the amount of $48,576.86.  Seconded by Mr. Miller.  All in favor, so voted. 

Mr. Sawyer moved to approve the check register and manifest for a voided check No. 049877 in the amount of $193.72.  Seconded by Mr. Miller.  All in favor, so voted.

PAYROLL:  Mr. Sawyer moved to approve the payroll voucher for the week ending January 27, 2007, for gross wages in the amount of $19,635.21 or net wages in the amount of $10,718.60.  Seconded by Mr. Miller.  All in favor, so voted.

Mr. Miller moved to approve the electronic fund transfer for the Withholding, MEDI and FICA taxes in the amount of $5,079.87.  Seconded by Mr. Sawyer.  All in favor, so voted.

MINUTES –SELECTMEN’S MEETING- JANUARY 18, 2007:  Mr. Miller moved to approve the Minutes of the public Board of Selectmen’s meeting of January 18, 2007.  Seconded by Mr. Sawyer with the following correction:  page 1 under Police Chief – Police Chief David Hewes received a copy of the “Police Prosecutor’s resignation” rather than “one employee resignation”.  All in favor of the motion and correction, so voted. 

Mr. Miller moved to approve the Minutes of the Non-Public Board of Selectmen’s meeting of January 25, 2007, as printed.  The Minutes will be unsealed.  Seconded by Mr. Sawyer.  All in favor, so voted.  .       

DEPARTMENT / COMMITTEE MEETINGS:

The Board of Selectmen received and reviewed the minutes of the following meetings:  1) Zoning Board of Adjustment meeting of January 17, 2007; and 2) North Walpole Village Board of Commissioners meeting of January 24, 2007.

JOSH KELLY – BALLAM FARM:  Josh Kelly, The Trust for Public Land; Gary Speed and Mel Schupack, Conservation Commission; and Mark Houghton, Town of Walpole Water Department, were present to continue their discussions on the former Ballam Farm to-date.   Several issues of concern were raised and the proposed budget reviewed.  The Town would be the holder of the Conservation Easement.  Mr. Kelly will look into the option of the Town having the right to drill more wells in the future if that becomes necessary.  Mr. Kelly will check with Attorney Kasper to have the additional wording added to the Warrant Article for added funding from the Conservation Commission as agreed upon.  

ABATEMENTS:

DAVID AND ANNE ASHTON – PROPERTY INTEREST ONLY – MAP 020-044-000:  Mr. Miller moved to approve the Abatement of Interest Only for the year 2006 for David and Anne Ashton as the property tax was billed to the wrong address.  Seconded by Mr. Sawyer.  All in favor, so voted. 

REFUNDS:

THOMAS McELMAN – PROPERTY TAX – MAP 006-016-000:  Mr. Miller moved to approve the Refund in the amount of $4.22 for Thomas McElman because of an over-payment of property taxes.  Seconded by Mr. Sawyer.  All in favor, so voted.

WARRANTS:

CURRENT USE CHANGE TAX –ALYSON’S APPLE ORCHARD- MAP 005-002-005:  Mr. Miller moved to approve the Warrant for the Collection of Walpole Land Use Change Tax in the amount of $10,000 for Alyson’s Apple Orchard.  Seconded by Mr. Aldrich.  All in favor, so voted.

CURRENT USE CHANGE TAX – JOEL AND NANCY THOMPSON – MAP 005-002-008:  Mr. Sawyer moved to approve the Warrant for the Collection of Walpole Land Use Change Tax in the amount of $10,000 for Joel and Nancy Thompson.  Seconded by Mr. Miller.  All in favor, so voted.

NEW BUSINESS:

WRAP REAPPOINTMENT REQUESTS:  Mr. Miller moved to approve the appointment of Phoebe Reynolds to the WRAP Committee until March of 2008.  Dodie Ransome, Dan Schwenk and Mabel (Fritze) Till will be reappointed to the WRAP Committee until March of 2010.  Seconded by Mr. Sawyer.  All in favor, so voted.

VACHON, CLUKAY & CO., PC – 2006 AUDIT LETTER-CONTRACT:  Mr. Sawyer moved to approve the 2006 Audit Letter-Contract to Vachon, Clukay & Company, PC and that the Chairman be authorized to sign it.  Seconded by Mr. Miller.  All in favor, so voted.

ABATEMENT REQUEST –MAP 011-059-000- MICHAEL & KATHERINE NERRIE:  Mr. Sawyer moved to approve and sign the letter to Michael & Katherine Nerrie regarding the 2006 property taxes.  Seconded by Mr. Miller.  All in favor, so voted.

RICK COOPER – HOLIDAY TIME:  The Board of Selectmen approved the memo request from Rick Cooper to be away from the Solid Waste Facility on Saturday, January 27, 2007, but will be using the New Years Day holiday time. 

CONNECTICUT SCENIC RIVER BYWAYS:  Mr. Paul Happ had previously resigned as the Town’s representative to the Connecticut Scenic River Byways Committee.  Mr. Sawyer volunteered to replace him as one of the Town’s representatives. 

Mr. Miller moved to appoint Sheldon Sawyer as one of the Town’s representative to the Connecticut Scenic River Byways Committee.  Seconded by Mr. Aldrich.  Mr. Sawyer abstained.  With Mr. Miller and Mr. Aldrich in favor, the motion was approved.

VILLAGE OF NORTH WALPOLE:  Mr. Sawyer mentioned the concerns of the North Walpole Village Board of Commissioners regarding the fact that the ECI Construction Company, who is doing the work in the railroad tunnel in Bellows Falls, is disposing of some removed fill in North Walpole but about one-half of it is in the Town’s right-of-way.  Mr. Sawyer will try to resolve the situation. 

REGIONAL POLICE PROSECUTOR:  Mr. Aldrich and Police Chief Hewes will serve on the Regional Police Prosecutor’s Committee to hire a Prosecuting Attorney. 

LETTERS:

COLD RIVER BRIDGE:  Mr. Miller moved to approve writing a letter to the NH Department of Transportation in support of the hybrid timber, steel and concrete replacement bridge over the Cold River.  Seconded by Mr. Sawyer.  All in favor, so voted.

Mr. Sawyer volunteered to draft this letter.

JOHN STEVENS:  Mr. Miller moved to approve and sign the letter to John Stevens regarding the Veterans Memorial.  Seconded by Mr. Sawyer.  All in favor, so voted.

Mr. Sawyer moved to adjourn this meeting.  Seconded by Mr. Miller.  All in favor, so voted.  The time was 10:27 PM.