Ed. Note: The following is an opinion submitted by Walpole resident Barbara O'Connor on last week's Planning Board decision to recommend that the Zoning Board approve a special exception to commercial and rural-agricultural zoning to allow Chamberlain Machine from Rockingham, VT to build a new, 40,000 square foot factory on the Huntington Farm property behind Diamond Pizza off Route 12. CCB
Chuck : During the September 19, 2007 meeting of the Planning Board the application in the Chamberlain matter was filed. Part of the wording of the applicable ordinance is that, if there is no land zoned industrial that is available or adequate for an applicant's project, then he can apply for an exception to the Zoning Ordinance. It seems to me that the burden of proof to that standard could be as high or low as the boards make it. And everything depends on what they do.
The applicant's statement at the Planning Board hearing was rather oblique. Their attorney said that they needed water, sewer, three phase power, access to Rte 12 and a location that would not cause them to lose employees because of the commute. In answer to a question from the audience, the managers said that they had looked at several places but always came back to the one in question. No specifics, no questions from the PB.
Mel Schupack from the audience said there were 16 acres north of the commercial area, outside the water protection area, that were on the market. The applicant did not reply. The planning board did not comment or question the applicant as to whether he had viewed that plot, whether there was the possibility of extending three phase power to that plot or as to whether there was a reason why that property was not adequate. I suppose that some information may be exchanged outside the meetings, but in the meetings the public should hear all the information that the PB has heard, the law should seem to be complied with and addressed by the PB. Other audience statements were similarly not explored by the PB.
Our zoning should not be undone by exceptions. The standard for an exception should be high. My sense from my first ZBA meeting is that it may be mainly about the granting of exceptions. However, I think that we have to do what we can to convince the ZBA to pay attention to the vote against industrializing the property in question, demand proof of need for the exception, give full credit to the concerns of the Town water department, and the Granite State Rural Water Association. (There will be a water expert speaking for the applicant who will say that the plant will be south of the well head and water runs down stream to the river, as if that would not be a concern. The company also contends that they are so clean that they squeak.) It would appear this company might be a good addition to our community, but why does it have to located in our water protection area.
Ultimately I think the Town has to start considering development of an Industrial Park that will have three phase power and all the bells and whistles but not be in a place that interferes with our visuals, our traffic patterns in the commercial area, or our water supply, and that does not destroy prime farm land, or threaten rivers or streams. If we had such a place, then we could welcome Chamberlain and other suitable companies to our midst. There will not be any movement in the direction of planning an Industrial park unless a lot of pressure is brought upon the Selectmen and the PB. (A whole lot of former Hubbard land is becoming available and much of this land may lead to requests for further exceptions. Exceptions may be perceived by the PB as the easiest way to facilitate development.)
Things are happening too fast. Perhaps there should be a moratorium on development until the PB has a plan that will protect the values expressed in the Master Plan. I know work on that has been done, but there is still a great deal that needs to be addressed. I don't know who has real influence in this community. In the past influential citizens kept out a paper company and other undesirable developments that would have destroyed what we have. Who could do it now? If our officials do not listen to our votes, to whom do they listen.
Anyway, the ZBA Public Hearing on Chamberlain will be on October 17 at7:30 p.m. There will also be a tour of the current plant of Chamberlain in Rockingham, VT, at 6:30 p.m., just prior to the meeting of the ZBA. Thanks for listening! Barbara O'Connor