PLANNING BOARD
Walpole, NH 03608
MINUTES: Regular Meeting Tuesday, April 13, 2010 – 7:00 pm in the Town Hall.
Presiding: Jeff Miller, Ch. Members Present: Bob Miller, V-Ch, Ben Daviss, Dave DeCoste, Henry Fletcher, Peter Kenney, Sheldon Sawyer, Sel., Alternates: Steve Dalessio, Donn Lounsbury, Jeff White.
Recording: Regina Borden, Sec.
These minutes are unapproved and will be reviewed at the May 11, 2010 meeting for errors, corrections and omissions. There were 16 persons in the audience.
I.Meeting Opened: Mr. J. Miller called the meeting to order at 7:05 PM
He welcomed Peter Kenney as the newly elected member and Robert Miller as the re-elected member of the Planning Board.
Roll Call – all members were present; no alternates were designated.
Election of Officers:
Chair: Mr. DeCoste moved to nominate J. Miller as the new Chair. Seconded by B. Daviss. There were no other nominations. Vote called, all were in favor, motion carried.
Vice-Chair: Mr. DeCoste moved to nominate R. Miller as the new Vice-Chair. Seconded by B. Daviss. There were no other nominations. Vote called, all were in favor, motion carried.
Approval of Minutes of March 9, 2010 Regular Meeting and March 23, 2010, Work Session: Mr. Sawyer made a motion to approve the minutes of both meetings as presented. Seconded by R. Miller. Vote called, all were in favor, motion carried.
II. Review Applications Submitted:
Mr. J. Miller opened the Public Hearing at 7:11 PM.
Hutton Company, Inc/Estate of Pearl J. Keefe: Site Plan Review; Two Lot Minor Subdivision; Special Exception Recommendation: Ms. Aslinger advised that the application is complete, the fees were received, abutters were notified and the hearing notice was published.
Mr. R. Miller moved to accept this application as complete. Seconded by P. Kenney. Vote called, all were in favor, motion carried.
Site Plan Review:
Gretchen Young, PE from Appledore Engineering, Inc., provided a brief over-view of their project that was presented as a preliminary consultation during the PB meeting on March 9, 2010. They are looking at a 7.71 acre parcel on Main Street (Route 12) across the road from the Walpole Creamery. The first part of the project is a two lot minor subdivision; they will carve 1.26 acres out of this existing lot. It will have a 155-foot frontage along Route 12. The majority of the lot is located in the Industrial District with a portion of it in the Rural Agricultural District. On a plan she indicated plans they have for an 8,000 square foot retail building with associated parking for 32 spaces. In addition they have utilities for this project including the storm water infiltration pond that will be located in the Rural Agricultural Zone which will require a Special Exception. They have filed for one new access point onto Route 12 which will require a permit from the Department of Transportation; it is pending right now. They are planning on holding and infiltrating all of the storm water just in case of an emergency overflow that will put them into the Shore Line Protection Zone which will also require a State Permit.
Mr. Taylor Heard representing The Hutton Company, Inc .reported that they went back to the drawing board after the last meeting as they want to design the building in the same manner to be consistent with what is already in the area. The Family Dollar retail store will be a non-combustible metal building with a brick veneer all around with soldier coursing at two intervals. In the front there is a gable that projects about three feet out with asphalt
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shingles similar to Walgreens. This is the best building they have; he can work with the colors. He planned on metal stud framing with a traditional look. It will have standard store front glass.
Two Lot Minor Subdivision:
Mr. J. Miller stated that this seems pretty straight forward as it meets all of the frontage requirements. Mr. Sawyer noted that there was some concern about how many driveways the DOT would approve as this is a limited access portion of the highway. Ms. Young said the DOT is familiar with the project; it is contingent upon their approval. Mr. J. Miller noted that this is a subdivision out of the Charlie Keefe property.
Special Exception Recommendation:
Mr. J. Miller explained that the Planning Board gives a recommendation after the Public Hearing to determine that: 1) the property currently zoned for an industrial, manufacturing or commercial operations is either unavailable or inadequate for the proposed use; or 2) the proposed use is appropriate and consistent with the Town Master Plan. He would say that most of that land is a part of the commercial district and they are trying to comply. The only thing he has an issue with is the cut on Route 12. If the land to the North or the homestead property is sold down the road commercially there will be another cut. The consistency of the Master Plan is to minimize the cuts. The Tractor Supply store to the south was able to have one entrance point for both lots; a deeded access over both properties. He suggested that they talk to the DOT about this. A shared driveway needs to be taken into consideration. Ms. Young noted that they had preliminary meetings with the state. Mr. Taylor stated that the Family Dollar store would make them do a cross access agreement with the other property.
Site Plan Review (Continued):
Mr. J. Miller asked how much land would they have to fill in. Ms. Young said to create the infiltration basin; they plan to cut, move it and fill it. In the proposed condition it comes off the road but it will come back up to meet the elevation of the dip. The fill will be from their retention pond.
Fire Chief Herb Hurlburt is concerned that it doesn’t need to be sprinklered in accordance with National Building Standards. He feels the Planning Board and Selectboard should take a stand on this. It is close to town water. The added cost is nothing compared to life safety for employees and customers. Mr. Taylor noted that they would have to run the 8” water line from the Tractor Supply store to the other side of the road; total cost would be $75,000 to $80,000. They were planning to use a well. Mr. Sawyer mentioned the Selectboard passed a Resolution that everything from Walgreens to the Cold River Bridge should have connections to the water and sewer lines for commercial buildings as recommended by the Water and Sewer Superintendent. Mr. Dalessio feels that building has to be placed exactly where they have it as that lot is at the bare minimums now. Mr. R. Miller understands that the sprinkler system is not required but he does not know why the town doesn’t require a sprinkler system for every commercial building; it is for the safety of employees, customers and firemen regardless of the cost.
Ms. Young said they have proposed a safety fence around the infiltration pond and looked at some signage options. They might ask for a Variance to bring the sign out further. Mr. Taylor added that this development is going green; he is looking for support as they are bringing in a tax base and jobs. If the town would run the water line to the property he would have to take it back to Family Dollar to see if they would go along with the sprinkler system. Mrs. Mansouri noted that Mr. Young said they are spending extra money for the brick so if they went back to their original building it would save them about $70,000 to be used toward the water line and sprinkler system. She would rather have the safety than the brick. Mr. Sawyer explained that the reason behind using town water is that there is an aquifer in the area; the feeling is that they do not want that disturbed by drilling a well to cause a disruption with the water supply as there has been a shortage of water in that area.
Mr. J. Miller closed the Public Hearing for all three issues. The time was 7:38 PM.
General Discussion: Mr. J. Miller noted that everything is contingent upon everything else. One of the first things is the water / sprinkler system. The PB does not have to make a decision at this meeting. Because of the Master Plan and the cuts on Route 12 he believes the PB should have communication with the State. If they let it go it
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could be a nightmare for the next person. He will set that communication up but they can still proceed with the Public Hearing with the ZBA. Relative to the Resolution that Mr. Sawyer brought to their attention; Mr. J. Miller questioned if it is fair for all new buildings to tap into the water line.
Mr. Kinney moved to table any decisions on this application until the next meeting in May. Seconded by Mr. DeCoste. Vote called, all were in favor, motion carried.
Mr. J. Miller summarized by stating that the brick façade is very welcomed; they cannot give a definite answer on the sprinkler system. The applicant can still move forward with the ZBA. Mr. Sawyer noted that the Town of Walpole does not have a Building Code therefore they abide by the State’s Building Codes.
III. NEW BUSINESS/ Application Submissions:
Bensonwood Homes Site Plan Review – Peter Wotowiecz: Peter Wotowiecz is representing Bensonwood Homes. He is not here for a Site Plan Review but rather a preliminary consultation to present an idea and ask advice about the Huntington property. He distributed a preliminary set of plans. In between Diamond Pizza and Pinnacleview Equipment there is a white building that they are leasing to Hubbard Farms. It is in the Commercial Zone. They would like to know how to proceed forward with renovations and to make it suitable for possible lease as an eating establishment. It might be two with shared facilities. They do not have a prospective tenant at this time. Mr. J. Miller felt it should be subdivided off and kept separate. He has two concerns: 1) another entrance when Diamond Pizza is right there; and 2) an eating establishment was not a part of the original design. Mr. Wotowiecz explained that they are still interested in expanding their facility when the time is right but since Hubbard Farms is no longer renting the building and the economy is still slow they thought this would be an interesting use of the building. Mrs. Mansouri asked if there is enough frontage. Mr. Wotowiecz said there is 150-feet of frontage. Edwards Lane is a private lane. With a total of 306-feet Mr. J. Miller said they could make this a separate lot of record. Lot 1 has frontage on Huntington and Edwards Lane; it is “U” shaped. Lot 2 is also a Bensonwood property. They would need a Special Exception for the parking to go over to the Rural Agriculture Zone. In summary they would need a Two Lot Subdivision approval, a Special Exception and a Site Plan Review. They could make it one lot but then they wouldn’t be able to do anything else on that lot.
Potato Barn – Site Plan Review – Cliff Harper: This agenda item was cancelled for this meeting.
Old Hubbard Homestead – Site Plan Review – Red Smith: Red Smith was unable to attend this meeting therefore Mrs. Renee Laware and Mr. John Laware made the presentation. Mrs. Laware advised that they would like to add a third apartment at 16 North Main Street. Currently there is a two car garage on the property and they propose building a one bedroom apartment in the same footprint as the garage. This is on the corner of Colonial Drive and North Main Street. It is in the Residential B District. Mr. J. Miller noted that they will have to submit a Site Plan Review application and see the ZBA for a Special Exception. Bill Tyson, is a neighbor. He stated that they have always been great neighbors but his one concern is that they had two cars in the garage but now there will be no garage plus there will be an additional vehicle. He requested that the PB consider the addition of screening to keep the lights from shining in his house. Mr. J. Miller suggested the Special Exception before the Site Plan Review.
IV. Planning Discussion:
Master Plan Update – Lisa Murphy – Southwestern Regional Planning Commission – Land Use Final Draft: Lisa Murphy distributed copies of the “Walpole Master Plan – Land Use Analysis and Plan”. Last month the PB had a work session; this document reflects the adjustments. The most significant changes are beginning on page 8. Underlined edits are new; areas lined out are deleted. Mr. J. Miller suggested that everyone read it and get ready for the next work session. A final draft will be available for the May meeting; a Public Hearing will be scheduled for the June meeting. One difficulty was not knowing where the information came from for 1985 and 1999. She worked with the Selectboard’s office to put some information together. Mr. Sawyer recommended that Ms. Murphy contact the Selectboard’s office to have them research the Building Permits for accurate information. Ms. Murphy will look at the new census information coming out. She referenced the Innovative Land Use; it should be coordinated with the Master Plan. Trails were added. Mr. Sawyer asked if there was reference to the forest land.
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Ms. Murphy said there is a pie chart that shows development; Graph 3 on Page 10. Mr. Sawyer brought this up because when they are talking about preserving 25% of the land; he has concerns about it being a permanent restriction on the land for our grandchildren; it should say not to be used until it is “needed”. Mr. Daviss will be the coordinator to work on the final draft with Ms. Murphy.
Work Session for 4/27/10 (Must be Held in Basement Office): This is a reminder of the next work session.
Wording for Development Design Criteria: Mr. Daviss had emailed a draft for Design Review to the members and Ms. Murphy. Mr. J. Miller looked at Peterborough in the computer; they have pictures as examples of what they are looking for. It points people in the right direction. Ms. Murphy felt a different approach could be a town beautification sub-committee; an advisory board. Lighting should be included.
V. Communications and Miscellaneous:
Myra Mansouri, Chair of the Zoning Board – Re: Procedures: Mrs. Mansouri advised that last Week Pam Aslinger sent her an email that came from Cliff Harper (Potato Barn). “He requested a phone log of his calls completed during August and September 2009. On September 02, 2009 at 2:45 local time, he spoke with Myra Mansouri, Walpole zoning board chairman. He discussed the septic design with her before sending the application to the State without a town stamp on it. She did not indicate any special town provision governing the septic design and did not request a review. (Mrs. Mansouri said this does not come under her purview). Based on this information, and the fact that the Selectmen received a Permit to Construct letter from the State of NH 3 months prior to our construction (and never indicated any concern), I would suggest that the Selectmen rule in our favor to use the existing septic system. We have been waiting for a determination since my discussion with Sheldon during the end of February 2010. “ On April 3, 2010, Mrs. Mansouri made the general comments: “In response to the email that I received from Ms. Aslinger today. On 2 September 2009, I probably spoke with Mr. Harper. He may have explained the septic design to me. He may have started the explanation.” The part of the conversation that was not included into his email was: “Upon completion of the conversation, I would have told him: Septic is part of a site plan review and permitting and needs to go to the Planning Board and/or Selectmen for a permit. If they feel it needs to go to the ZBA, they will so indicate.” It is her answer to anyone who calls, I am not the ZBA and you need come before the Board at our next meeting. She requested that this be added to the minutes. Ms. Aslinger advised that they are “on-hold” until they hear from the Selectboard. They need a Site Plan Review application.
Handouts, Announcements and Other:
Walpole Farmers Market: Mr. Sawyer announced that the Walpole Farmers Market will be starting in May. It will be on the Common every Friday from 3:00 to 6:00 PM.
Quick Reference Chart: Ms. Aslinger distributed copies of the up-dated Quick Reference Chart.
Zoning Ordinance: Ms. Aslinger advised that the Zoning Ordinance has been up-dated and is on the web site.
Thank You: Mr. J. Miller announced that this is Pam Aslinger’s last meeting. He enjoyed having her on the Board. She brought a new level to the Board. When she first came on she was instrumental in getting the new Site Plan Review that needed to be up-dated. She was helpful and a good asset for the Town. She will be missed. He thanked her very much for all she did. They presented her with a framed map of Walpole and on the back each member of the Planning Board wished her well and signed their names.
VI. Adjournment: Mr. J. Miller adjourned this meeting at 8:52 PM.
The next regular meeting of the Planning Board will be held on Tuesday, May 11th, 2010, at 7:00 pm in the Town Hall meeting room.