Design Development Committee Meets Tuesday at 7:00 p.m. at Town Hall

Ed. Note:  The Planning Board has long considered whether Walpole needs some design criteria to guide developers in how they can make their buildings and grounds fit in to the web of historical, agricultural and small town atmosphere that nearly everyone says they want to retain. Now the Planning board is getting specific about it with a draft to be considered along with some actual photos for illustrative purposes. These words and photos will be discussed tomorrow evening at a public meting at 7:00 in Town Hall.  I set out below the draft to be considered. CCB

Town of Walpole, NH
Building Design Guidelines--        First Draft 8/10 

(A) Purpose and Applicability: In order to "... provide for the harmonious and aesthetically pleasing development of the municipality and its environs..." (NHRSA 674:44, II (b)), these regulations are intended to preserve the distinctive appearance of Walpole, and the small-town New England character that has been articulated by the citizens of Walpole in the Vision Statement and Land Use Section of the Master Plan. The planning board believes that by implementing these regulations, and by working collaboratively with developers, the visual and historic character of Walpole will be preserved, property values will be strengthened, and the community will benefit from high-quality building design and construction that is in harmony with the character of our New England town.

 (B)        It is the planning board’s intent that these guidelines shall apply to all non-residential buildings on land zoned for (or granted a special exception or variance for) commercial or industrial use. However, the board reserves the right to review multi-family developments or other developments under this section, as it deems reasonable.

 (C)        General Guidelines: An application is considered to meet the aesthetic considerations of these regulations if the Planning Board, in its judgment, determines that the application overall demonstrates reasonable conformity with the purpose above and the general guidelines that follow. Photographic examples of design elements of buildings located in Walpole and elsewhere are offered as guidance to developers.

 (1)          The planning board recognizes that every property, every proposal, and every situation is unique. The planning board may waive, modify, or soften any of the standards herein on rare occasions as it deems appropriate, based upon the individual circumstances of any application. No particular style is stipulated and innovative, contemporary, and distinctive designs are possible, provided they reflect the general design principles and context detailed in these guidelines. 

 (2)          It is recognized that many national and regional chain businesses seek to build a standard design across the country or region without regard to local conditions. However, the planning board may request modification of the design to ensure its compatibility with our own local community character and for conformance with the purpose of these guidelines. It shall be the obligation of the applicants to develop designs that are compatible with our community character; the Town of Walpole need not waive, ease, or adjust these guidelines to accommodate the template designs of chain stores.

 (3)          Buildings should be compatible with traditional New England architecture. They should be articulated to express an architectural identity consistent with the character of Walpole, to be handsome and dignified, and significant enough to be worth saving into the future.

 (4)          Buildings should possess an overall character and integrity. Architectural details should not give the impression of being “tacked on” but rather should be integral to the overall design. (For example, use of undersized shutters on a picture window or installation of an elaborate classical portico or cupola on an otherwise clearly utilitarian big box would be discouraged.)

 (5)          The reuse of existing structures that have special architectural, historical, cultural, or contextual value by the applicant is strongly encouraged.

(6)          Modifications and additions to existing buildings should be harmonious with the character of the existing building when the existing building would reasonably be considered to be in general conformance with the goals of these regulations.   

 (D)        Design Elements: The purpose of these standards is to encourage architecture that draws its inspiration from traditional New England examples similar in style to those illustrated in these guidelines. Building design should reinforce a human-scaled environment through careful consideration of architectural forms, massing, detailing, number and use of materials, and color. The planning board strongly encourages consideration of these design elements.

 (E)         Roofs. Long flat, unbroken roof lines shall be avoided. Variation in line, detail, form, and siting shall be used to provide visual interest. In order to prevent the construction of warehouse-style buildings (i.e., long, horizontal roof lines), all new buildings and additions should include pitched roofs or gabled roofs where practical. Shed, gambrel, and barn-style roofs are also acceptable. Roofs should have appropriate overhangs. Dormers are encouraged. Roof mounted mechanical equipment must be screened from public view in a way that is consistent with these guidelines. 

 (F)         Building materials. The use of innovative, high-quality building materials is encouraged.. Exterior surfaces of building should be covered with traditional materials or products that simulate natural materials, including, but not limited to, clapboards, shingles, stone, brick, or architectural concrete masonry units. Exposed plain cinder block, corrugated steel, sheet plastic, or sheet fiberglass are not acceptable. Uncovered foundation walls should not extend more than 3 feet above grade. Pitched roofs should be constructed of shingles, metal roofing, or other materials traditionally used in this region.

 (G)        Awnings. Brightly colored or illuminated franchise-type awnings are not acceptable. Awning covers designed for shade should be made of fabric or simulated fabric-like material. 

(H)        Architectural details. Balconies, decks, covered porches, decorative shingles, bracketed eaves, columns, balustrades, towers, turrets, skylights, and arches are among the details to be considered and encouraged. All features and details should be in proportions with the building. 

(I)           Windows. Windows should be utilized as much as possible and practical to humanize the building and enhance its overall appeal.  Windows should be incorporated on front and side facades to humanize the building. The use of large picture-type windows for first-floor retail uses is encouraged. Windows may be used for either interior illumination or for display purposes.
If the use of windows is not practical or will inhibit the optimum intended use of the building, the developer should present alternatives that make the design consistent with the intent of these guidelines.

 (J)          Entrances. Entrances should be carefully planned to add character to the project.
Articulation of the entrance is encouraged through the use of a portico, canopy, awning, sidelights, surround, or other device.

(K)        Fencing. Fences made of traditional New England materials are encouraged. (i.e. picket, split rail, wrought iron, brick, stone). Chain link security fences may be allowed where appropriate, but their use is generally discouraged. Fencing may be used to screen from public view mechanical equipment, trash collection and other similar uses.

 (L)         Color. Subtle, neutral colors should be used on larger, plain buildings and are generally looked upon by the board to be consistent with these guidelines. Paint colors should relate to the natural colors of building materials, such as brick, stucco, etc. Complimentary colors on architectural details are encouraged, as are historic colors. Bright, franchise colors are discouraged.

(M)       Landscaping. Landscaping adds as much to the character of a project as does the building itself. Trees, shrubs, and other plantings that are native to New England are encouraged. Imported species are discourages. Plants that have been categorized as invasive species shall not be used.

Outdoor storage areas, trash collection points, fuel storage or other similar areas should be screened from residential abutters and public view. The sensitive use of plantings, berms and fencing may be used to accomplish this.

Berms, plantings and similar means are strongly encouraged for use between parking lots and highways or streets to buffer the visual impact of parking areas.

(N)        Lighting. Lighting adds as much to the character of a project as does the building and landscaping surrounding it. Lighting should be used in a manner that does not cause harm or annoyance to the property abutters. Lighting should draw attention to the entrances and other architectural details of the building. Exterior security lighting should be reduced as much as practical. Lights other than essential security lights shall not be left on for more than one hour after the close of business.

 

 

 

 

 

MINUTES OF THE MEETING OF THE SELECTBOARD

AUGUST 5, 2010

 

Selectboard Present:                Whitney Aldrich (Chair); Jamie Teague;

                                                (Absent:  Sheldon Sawyer)

 

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

 

PUBLIC BUSINESS:

MARCIA GALLOWAY:  Mrs. Galloway advised that Aimae Annichiarico, an Antioch College student, has completed the Natural Resources Inventory in both the Fanny Mason Forest and the Fanny Mason Forest Annex.  The Conservation Commission (CC) voted to give her a stipend of $1,000.  During a previous meeting the Selectboard indicated that the CC could ask them to reconsider their decision to have the funds taken from the Fanny Mason Forest Trust Fund rather than the CC budget.  She noted that Ms. Annichiarico did a tremendous job.

Mrs. Teague moved to take the stipend out of the Fanny Mason Forest Trust Fund rather than the Conservation Commission budget.  Seconded by Mr. Aldrich.  Motion passed by a unanimous vote.

 

Mrs. Galloway reported that the Conservation Commission (CC) is concerned about the pond at the top of North Road and High Street leaking around the culvert.  She asked the Selectboard to notify Sam Talmadge, owner of the property, and that a copy of that letter be forwarded to the CC.  Mrs. Teague felt it should be discussed with Sheldon Sawyer at the next meeting because he had looked at the area and felt it was designed that way but in the meantime Mr. Aldrich agreed to look at it.

 

HIGHWAY DEPARTMENT - JIM TERRELL:  Mr. Terrell provided an up-date of the Highway Department projects.  They are doing heavy shimming now.  This year 6.6 miles of road were done.  This includes Reservoir Road, Old Drewsville Road, Brewery Road, Ramsey Hill Road, Barnett Hill Road, Hillside Acres, Graves Road, and Taggard Road.  If possible, they will also do Pinewood Circle.  A top coat will be put on Elm Street to Westminster Street, Ford Avenue, Vine Street and a part of School Street.  

 

Mr. Terrell is waiting to get the DES permit for the Mill Road Bridge.  He doesn’t want to rush the project so if the permit comes back soon it might be possible to do it this year but it might not get done until next year.  This was a non-lapsing Article for two years.

 

There are some issues with the paving that was done on the Old Keene Bridge.  SCA, engineers, are going to contact Bazin Bros. Construction relative to a resolution. 

 

Hodgkins and Sons is supposed to start the School Street project at the beginning of next week or the following week.  Mr. Terrell wants it done before school starts.  He will observe the project each day.  Since the quote came in lower than anticipated, Mr. Terrell asked if the extra funds can be used toward more paving.  The Selectboard recommended that he get some quotes before they make any decisions.

 

Relative to Drewsville Common, Mr. Terrell ordered the “No Parking” signs and will put them up as soon as they are received.  He did not feel that a load of dirt should be dropped off on the Common for the neighbors to spread because of the road height and the ridge as they want to avoid puddle problems.

 

Selectboard Meeting – August 5, 2010- Page 2

 

After the shimming is finished they have ditches and the sides of the road to repair.  After that there are three large culverts on Valley Road that need to be replaced and then they will move onto other projects.  While paving, some hot mix will be put on the intersection of Wentworth and Wilson Roads.

 

Graham Koleski, who is working for his Eagle Scout badge, got permission to do the sign inventory project.   They will begin to work on it on August 14th and 15th.  This year Mr. Terrell plans to replace the stop signs. 

 

Mr. Terrell received the check for diesel fuel from the school district.  The Selectboard approved his request to buy more diesel fuel as he felt they should order 5,000 gallons before winter.

 

There was a consensus to talk about uniforms when a full board is present.  The contract terminates in February 2011 but the company needs to be contacted 80 days in advance of the expiration.

 

Mr. Terrell attended the Route 12 project last week.  Everything went well.  He has a map of the project.  In the interim period the State will be putting up some more guardrails.

 

Mr. Terrell is scheduled to attend the Selectboard meetings on the third Thursday of the month but he will not be able to keep that schedule this month as he will be attending an Emergency Management meeting in Rindge.

 

VACATION REQUEST – Jim Terrell:  Mrs. Teague moved to allow Jim Terrell to take August 31st through September 9th, 2010, off as vacation time.  Seconded by Mr. Aldrich.  Motion passed by a unanimous vote.

 

ACCOUNTS PAYABLE: 

Mrs. Teague moved to approve the Accounts Payable check register and manifest in the amount of $13,302.29.  Seconded by Mr. Aldrich.  Motion passed by a unanimous vote.

 

 Mrs. Teague moved to approve the voided check register for check No. 055703 for ACTU Computers in the amount of $1,698.42.  Seconded by Mr. Aldrich.  Motion passed by a unanimous vote.

 

Mrs. Teague moved to approve the check register to issue a new check to ACTU Computers in the amount of $1,698.42.  Seconded by Mr. Aldrich.  Motion passed by a unanimous vote.

 

PAYROLL:

Mrs. Teague moved to approve the payroll voucher for the week ending July 31, 2010, for checks dated August 6, 2010, for gross wages in the amount of $24,078.77 or net wages in the amount of $14,858.14.  Seconded by Mr. Aldrich.  Motion passed by a unanimous vote.

 

Mrs. Teague moved to approve the electronic fund transfer for the 941 Employer Taxes for Withholding, MEDI and FICA taxes in the amount of $5,040.20.  Seconded by Mr. Aldrich.  Motion passed by a unanimous vote.

 

Selectboard Meeting –August 5, 2010- Page 3

 

MINUTES:

SELECTBOARD MEETING – July 29, 2010:  There was a consensus of the Selectboard to table the Minutes until the next regular meeting.

 

COMMITTEE REPORTS: 

The Selectboard received and reviewed Minutes of the following meetings:

·         North Walpole Village District Board of Commissioners – July 27, 2010; and

·         Hooper Institute Committee – July 20, 2010.

 

REFUND:

EMMERMAN – 503 March Hill Road, Map & Lot #011-058-000:  Mrs. Teague moved to grant the Property Tax Refund for Tax Year 2009 in the amount of $333.78 for Stephen Emmerman.  Seconded by Mr. Aldrich.  Motion passed by a unanimous vote.

 

LEWIS – 102 Blackjack Crossing, Map & Lot #001-015-010:  Mrs. Teague moved to grant the Property Tax Refund for Tax Years 2007, 2008 and 2009 in the amount of $3,236.76 for Andrew K. Lewis.  This is the result of a 2007 Board of Tax and Land Appeals appeal.  Seconded by Mr. Aldrich.  Motion passed by a unanimous vote.   

 

NEW BUSINESS:

BRUCE RUSSELL – VACATION ROLL-OVER REQUEST:  Mr. Aldrich moved to approve the request from Bruce Russell to carry over two weeks vacation time but that one week has to be used this fall.  Seconded by Mrs. Teague.  Motion passed by a unanimous vote.

 

WALPOLE POLICE DEPT. ANALYSIS FOR JULY 2010:  The Selectboard acknowledged receipt of the Walpole Police Dept. Analysis for July 2010.  Mr. Aldrich requested that a copy be attached to these meeting Minutes.

 

TOWN HALL RENTAL:  Mrs. Clough explained that there had been a misunderstanding over scheduling two events in the Town Hall on a Friday evening.  Following a discussion, Mrs. Teague felt it best for her to call one of the parties as their plans were tentative for Friday but they had reserved the Town Hall for Saturday.  There was a consensus to add the following sentence to the rental agreement:  “The balance has to be paid 30 days in advance”.   

 

OLD BUSINESS:

FINANCIAL SERVICE CLERK:  Interviews for the Financial Service Clerk will be conducted on Tuesday, August 10th. 

 

NON-PUBLIC SESSION – RSA 91-A:3 II:

Mrs. Teague moved to enter into a Non-Public session pursuant to RSA 91-A:3 II to discuss ( c) Reputations and (b) Hiring.  Mr. Aldrich seconded the motion and, on a roll call vote with all in favor, the motion was approved by a unanimous vote.  The time was 8:52 PM.

 

The regular meeting resumed at 9:09 PM.

 

Selectboard Meeting –August 5, 2010- Page 4

 

Adjournment:

Mrs. Teague moved to adjourn this meeting.  Seconded by Mr. Aldrich.  Motion passed by a unanimous vote.  The time was 9:10 PM.

 

Respectfully submitted,

Regina Borden, Recording Secretary

 

  

MINUTES OF THE MEETING OF THE SELECTBOARD

AUGUST 12, 2010

 

Selectboard Present:                Whitney Aldrich (Chair); Jamie Teague, Sheldon Sawyer

 

Mr. Aldrich called the meeting to order at 7:36 PM with four people present in the audience.

 

PUBLIC BUSINESS:

WARREN STEVENS:  Mr. Stevens displayed the plans for repairs to the Mill Road Bridge.  He will contact the Wetlands Bureau to request a permit for emergency repairs.  Mr. Sawyer felt the bridge should have a guardrail to guardrail distance of 24-feet.  The problem is the curve and trucks having adequate clearance.  Mr. Terrell said that paving this year will depend on the weather.  The Selectboard recommended that Mr. Terrell contact three contractors for bids.  The bids will be due in two weeks.      

 

TREES:  Mr. Terrell received a call from a tree service that is working with FairPoint.  They need to do some tree trimming on the Common.

 

ACCOUNTS PAYABLE:

Mr. Sawyer moved to approve the Accounts Payable check register and manifest in the amount of $528,587.04.  Seconded by Mrs. Teague.  Motion passed by a unanimous vote.

It was noted that the above amount includes a payment in the amount of $429,031.14 to the Fall Mountain Regional School District.

 

PAYROLL: 

Mr. Sawyer moved to approve the payroll voucher for the week ending August 07, 2010, for checks dated August 13, 2010, for gross wages in the amount of $18,442.12 or net wages in the amount of $10,263.29.  Seconded by Mrs. Teague.  Motion passed by a unanimous vote.

 

Mr. Sawyer moved to approve the electronic fund transfer for the 941 Employer Taxes for Withholding, MEDI and FICA taxes in the amount of $3,970.75.  Seconded by Mrs. Teague.  Motion passed by a unanimous vote.

 

MINUTES:

SELECTBOARD MEETING – July 29, 2010:  Mr. Sawyer moved to approve the Minutes of the Selectboard meeting of July 29, 2010, as printed.  Seconded by Mrs. Teague.  With Mr. Sawyer and Mrs. Teague in favor, the Minutes were approved.  Mr. Aldrich abstained as he was not present at this meeting.

 

SELECTBOARD MEETING – August 05, 2010:  Mrs. Teague moved to approve the Minutes of the Selectboard meeting of August 05, 2010, as printed.  Seconded by Mr. Aldrich.  With Mrs. Teague and Mr. Aldrich in favor, the Minutes were approved.  Mr. Sawyer abstained as he was not present at this meeting.

 

NON-PUBLIC SELECTBOARD MEETING – August 05, 2010:  Mrs. Teague moved to approve the Minutes of the Non-Public Selectboard meeting of August 05, 2010, as printed.  The Minutes will not be sealed.  Seconded by Mr. Aldrich.  With Mrs. Teague and Mr. Aldrich in favor, the Minutes were approved.  Mr. Sawyer abstained as he was not present at this meeting.

 

 

Selectboard Meeting –August 12, 2010- Page 2

 

 

COMMITTEE REPORTS:

The Selectboard received and reviewed Minutes of the following meeting:

·     North Walpole Village District Board of Commissioners – August 10, 2010.

 

BUILDING PERMIT:

CASTOR – 318 County Road, Map & Lot #005-004-001:  Mrs. Teague moved to approve Building Permit No. 2010-35 for Robert Castor to reconstruct an existing porch and to extend it 3-1/2 feet.  Seconded by Mr. Sawyer.  Motion passed by a unanimous vote.

 

NEW BUSINESS:

NORTH WALPOLE REAL ESTATE TAX LIEN:  The Selectboard received and reviewed the Affidavit of Execution of Real Estate Tax Liens for the Year 2009 that will be forwarded to the Cheshire County Registrar of Deeds by the North Walpole Tax Collector.

 

STATE LIQUOR COMMISSION LETTER:  Virginia Carter from the Walpole Mountain View Winery requested that the Selectboard send a letter to the State Liquor Commission asking for authorization for the producers to sell wine at the Walpole Farmers Market. 

 

CEMETERY DEED:  Mr. Sawyer moved to approve and sign the Cemetery Deed for Lot No. D-350 for Stuart Bailey.  Seconded by Mrs. Teague.  Motion passed by a unanimous vote.

 

ANIMAL BITE:  A report of an animal bite was received.  A copy will be forwarded to the Police Department for their information.

 

POLICE DEPARTMENT:  Mr. Sawyer moved to approve the request from Police Chief Hewes and Lieutenant Paquette to take vacation time.  Seconded by Mrs. Teague.  Motion passed by a unanimous vote.

 

NEXT SELECTBOARD MEETING:  The next regular meeting of the Selectboard will be held on Thursday, August 19th, 2010, but the time will be changed from 7:30 pm to 3:00 pm.  There will be no public business at this meeting.

 

OLD BUSINESS: 

TOWN HALL RENTAL:  The Selectboard acknowledged receipt of a letter from Carol and Ed Reardon regarding rental of the Town Hall.

 

MEETING WITH LOREN MARTIN FROM AVITAR:  Loren Martin from Avitar will be attending the next Selectboard meeting on Thursday, August 19th at 3:00 PM.

 

ABATEMENT REFUND:  A letter was received from Andrew Lewis relative to his calculations for the property assessment refund.   Mrs. Teague recommended that Mrs. Clough respond to his letter and issue a check for the refund based on the revised property assessment but to advise that since the Town is disputing the interest amount a separate check will follow.

 

Selectboard Meeting –August 12, 2010- Page 3

 

 

HIGH STREET:  Mr. Aldrich looked at the culvert at the top of High Street; there is an earthen dam.  The pipe is rusting and because of that it is washing out in the front.  There was a consensus of the Selectboard that a letter needs to be written to Mr. Talmadge, owner, stating that both the Selectboard and Conservation Commission feel he needs to address this because of the stability of the dam and to prevent any safety problems for the properties below him.  Mrs. Clough will write the letter that will be edited by Mr. Aldrich for the Selectboard’s signatures.       

 

LETTER TO BE SIGNED:

NH RETIREMENT TAX:  The Selectboard made a decision not to sign the letter regarding the NH Retirement as requested by Teresa Kissell as there is a formal form that needs to be completed.

 

NON-PUBLIC SESSION – RSA 91:A:3 II:

Mr. Sawyer moved to enter into a Non-Public Session pursuant to RSA 91-A:3 II to discuss (b) Hiring.  Mrs. Teague seconded the motion and, on a roll call vote with all in favor, the motion was approved by a unanimous vote.  The time was 8:58 PM.

 

The regular meeting resumed at 9:28 PM.

 

Adjournment:

Mr. Sawyer moved to adjourn this meeting.  Seconded by Mrs. Teague.  Motion passed by a unanimous vote.  The time was 9:29 PM.

 

Respectfully submitted,

Regina Borden, Recording Secretary

 

 

Ed. Note:  Thanks to Selectmen's Assistant Janet Clough, here are the Planning Board minutes for August 10.  CCB

PLANNING BOARD

Walpole, NH 03608

Tuesday, August 10, 2010

 

Presiding:  Jeff Miller (Chair); Members Present:  Bob Miller (Vice-Chair); Ben Daviss, Henry Fletcher,

Peter Kenney, Jamie Teague (Selectboard); Alternates:  Steve Dalessio, Donn Lounsbury, Ed Potter

 

Recording:  Regina Borden (Secretary)

These Minutes are unapproved and will be reviewed at the September 14, 2010 meeting for errors, corrections and omissions.   There were approximately 33 people present in the audience.

 

I.Meeting Opened:  Mr. J. Miller called the meeting to order at 7:00 PM in the Walpole Town Hall.

 

Roll Call – Mr. J. Miller noted the absence of regular member Dave DeCoste and asked Steve Dalessio to sit on the Board for him.  Jamie Teague (Selectboard) is present at this meeting as Sheldon Sawyer was unable to attend.

 

Approval of Minutes of July 13, 2010 Regular Meeting and July 27, 2010 Workshop Meeting:

Mr. Daviss moved to approve the Minutes of the regular meeting of July 13, 2010, as printed.  Seconded by Mr. Kenney.  Vote called, all members were in favor with the exception of Mrs. Teague who abstained as she was not present at this meeting, motion carried.

 

Mr. B. Miller moved to approve the Minutes of the Workshop meeting of July 13, 2010, as printed.  Seconded by Mr. Kenney.  Vote called, Committee members present - Mr. J. Miller, Mr. B. Miller, Mr. Dalessio and Mr. Kenney  were in favor, motion carried.

 

II. Review Applications Submitted:

 

Mr. J. Miller called this Public Hearing to order at 7:07 PM.

 

504 Main Street, LLC / Avanru Development Group LTD. – Site Plan Review on Route 12, Town Map #012, Lots #013 and #018 for Residential Condominiums in the Commercial Zoning District.

 

All abutters were notified, the notices were advertised and posted, and the fees were paid.

Mr. Daviss moved to accept this application from 504 Main Street, LLC / Avanru Development Group LTD. – for a Site Plan Review on Route 12 as complete.  Seconded by Mr. Dalessio.  Vote called, all were in favor, motion carried.

 

Mr. J. Miller acknowledged that a letter and map were received from abutters, Alicia Flammia and Seth Andrews, and they will be entered into the record. 

 

Jedd Pellerin, Jack Franks, Jason Dunbar and Attorney Robert Kasper, representing Avanru Development Group LTD, were present. 

 

Mr. Pellerin, licensed architect, advised that this development will consist of 48 adult, residential condominiums on a 5.96 acre parcel in a Commercial Zone on Route 12 behind the new Tractor Supply building.  They are not asking for any Special Exceptions or Variances for this project.  They have 

Planning Board –August 10, 2010- Page 2

 

submitted the required application, checklists, along with supporting documentation from himself as a licensed architect, DiBernardo Land Surveyors, Tom Duffield, a licensed civil engineer, and Laurie Rauseo, a traffic engineer.   Previously they submitted a letter of authorization from the current land owner to move forward with this.  At this meeting they submitted a revised architectural Site Plan and revised Utility and Grading Plan with minor revisions following conversations with the Fire Chief and Mark Houghton.  The first revision is locating where underground fuel tanks will be stored on the site and showing that they are more than 50-feet away from the dumpster locations.  The dumpsters were relocated within the parking lot.  There will be no change to the paved area or green space.  They noted on the drawing where the sprinkler connections would be coming into the building.  Also submitted was a Waiver Request letter for a Road Profile drawing; this road layout is the same as accepted and approved for the Tractor Supply Site Plan and Subdivision approval.  Their request is to extend that.  Mr. J. Miller asked Mr. Pellerin to repeat the process as presented at the last meeting for the people present who did not attend the meeting last month.  Mr. Dalessio asked what will be done in the first phase and what will happen to the rest of the lot.  Mr. Pellerin said it depends on the rate of sales; the minimum that would be built in the first phase would be what was shown on the plan; living units, central lobby and secondary egress.  They are confident that a lot of the units will be sold pre-construction.

 

Tom Duffield explained that first they would do the basic Site Plan with the foundation for all 48 units.  They would then start at the far end with 16 units and work their way out of there so that all the infrastructure for the water and sewer would be installed, the site and earth work, storm water, erosion control with the drainage improvements would be done; then they would work their way out of there with construction of other units as the sales go along.  The traffic analysis done by Laurie Rauseo indicates that the first units will not warrant additional turning lanes or other changes beyond what was approved for Tractor Supply.  Any additional development would need further review; they will address that in the future.  Red Barn Lane is a private drive.  They will run the new water line up into the development that Tractor Supply brought across the road; there will be underground utilities.  The roof drains will go down into the ground; there will be gutters and a detention basin.  There are wetlands in the back but because they have the deep water table they can infiltrate the storm water back into the ground.  They will not increase the storm run-off.  Some porous pavement will be used; the amount is unknown at this time.  There will be concrete sidewalks and curbs; there will be carports.  He displayed the drainage and landscaping plans.  Downcast lighting will be in the common areas.  There will be minimum lighting on the backside toward the abutters. 

 

Mr. Pellerin noted that there had been a question about building height.  In this zone they are allowed three stories but the units will be two stories with an attic; they are in compliance with the Town’s regulations.  They are now looking at smaller individual units for the mechanical systems that might allow them to lower the roof pitch.   

 

Mr. Daviss said because the building abuts wetlands what are they required to do.  Mr. Pellerin noted that the Department of Environmental Services (DES) was contacted and a pre-application meeting was set up for them to assess what will be needed. 

 

Mr. Basora, a resident, asked about the price range given the economy.  Mr. Pellerin responded that they want to give people price information as soon as they can.  Mr. Franks said they had a current market analysis done.  They are still gathering information from contractors but hope to put this on their web-site within a few weeks as soon as it is available.

Planning Board –August 10, 2010- Page 3

 

Mr. Eric Merklein thanked them for the extra open space.  He asked why the developers haven’t come back to this meeting with some restructuring on the design.  Mr. Franks talked to at least 100 people and 97% liked the design.  They felt it should look rural and fit into the community; it should look aesthetically well in the community.  They did a lot of research on this. 

 

Mr. Jeff White lives on Dearborn Circle behind the pumping station.  He stated that never would he come before a Board with a survey based on hearsay without written results.  At the last meeting they said they would have a price at this meeting.  They also said that the entire parking lot would be paved with porous materials but now it is a cost issue.  He feels they could break the rule about people residing there under a certain age with a one day gap in between.  Deed restrictions can be circumvented. 

 

Mr. J. Miller noted that Deed restrictions are not a part of the Planning Board’s purview or zoning but he asked if there will be an age limit.  Attorney Kasper explained that the development will be marketed as active senior living residences.  It will be for people over 50 with no children under 18 living there.  It will be up to the Homeowners Association to set and enforce the rules and guidelines.  The idea is to keep it quiet, but to give an opportunity for older residents to have a nice place to live.  

 

A resident asked if the condos will be visible from Route 12.  Mr. Duffield said they will be about 600 feet back behind the Tractor Supply building and behind an evergreen tree line that they intend to put in to screen the property.  The ridgeline from grade at the building would be about 50-feet not including the cupola.  Mr. Pellerin believes you probably wouldn’t see much more than cupolas from Route 12. 

 

A resident stated that the plans look beautiful.  She questioned the parking spaces.  Mr. Duffield said there will be two parking spaces for each unit.                                                            

 

Mr. J. Miller referenced the letter from Alicia Flammia and Seth Andrews, dated August 9, 2010.  Their concerns are the height and the wetlands.  They determined that the finished project would be taller than the slope of the land and it will impact their view shed.  Mr. Duffield noted that they did have the site surveyed.  Mr. Pellerin explained that they do not want the height to be taller than it needs to be.  They made a decision not put on a flat roof with the mechanical systems. 

 

Mr. Daviss asked if they are willing to commit that the ridgeline of the property won’t be higher than the surrounding bluff.  Mr. Pellerin does not believe they are but they will get more information.  Mr. Daviss asked if the cupolas are decorative or do they have a mechanical function.  Mr. Pellerin said they might be both but they serve a great purpose in breaking up the roof lines.  They are 50-to-60 feet apart and will not have lights.  A dormer would serve no purpose and be more expensive.  Mr. Franks noted that barns do not have dormers. 

 

Ms. Flammia asked why they chose to build the first set of units on the wetland boundary.  Mr. Pellerin advised that a lot went into their planning; it involved retaining some front area to be used for retention and infiltration.  They are within a few feet of the wetlands and will put in retaining walls. 

 

Mr. J. Miller felt that the white pines that were planted between the North Meadow Plaza and the homes on Dearborn Circle should be maintained as that was important criteria of that proposal.

Planning Board –August 10, 2010- Page 4

 

Mr. J. Miller noted that the developers went to the Department of Transportation (DOT) with their three phase plan, Tractor Supply has a curb cut, is the DOT set up to do an amendment to the entrance on a turning lane, etc.  in the future.  Mr. Duffield said they had a scoping session on the entire project with DOT and are having a traffic study done by Ms. Rauseo; what is there will be adequate for now.  With the traffic study the DOT knows there will be improvements later on for the intersection.  They also talked to the Wetlands Bureau because there will be an impact on one corner.  They hope to have feedback from the DOT within two weeks.  The Wetlands Bureau asked for pictures, concept plans, etc.  They will look at them and then determine if a site visit is needed. 

 

Mr. Daviss questioned the experience of this group in terms of development.  Mr. Pellerin, Mr. Franks, Mr. Dunbar and Attorney Kasper provided information on their development experience.  Mr. Daviss asked about the financing of this project.   Mr. Franks said a number of financial institutions are excited about the project and have contacted them; they are in solid financial shape. 

 

Mr. J. Miller closed this Public Hearing at 8:10 PM.

 

Mr. J. Miller opened this Public Hearing at 8:18 PM.

III. REVISIONS TO THE MASTER PLAN’S LAND USE CHAPTER:

Mr. J. Miller advised that this Public Hearing was duly advertised and posted.  Mr. Daviss explained that the Planning Board has been working on these revisions for a long time.  Based on their study they put together a draft of Goals and Objectives that were submitted to the Southwest Regional Planning Commission for a review and analysis, a final draft was produced and posted. 

 

Mrs. Teague appreciates all the hard work the Board did on this but does not agree with all the wording.  She has concerns with the wording “to discourage” something and just hopes that we are not being too careful to discourage too much growth.  She pointed out that this is an advisory document.

 

Mrs. Mansouri noted that the survey that is mentioned was done about three years ago.  Things have changed.  The Town does not have that much commercial or industrial land left. 

 

Attorney Kasper feels that most people he talked to are comfortable with development on Route 12.  They are tired of going out of town to shop.  Mr. J. Miller did not feel this would discourage development on Route 12 but it should be done in a planned, attractive way.  The character of the Village is preserved.   Walpole still has a tremendous amount of agricultural land.

 

Mr. J. Miller closed this Public Hearing at 8:31 PM.

 

Mr. Daviss moved to adopt these revisions to the Master Plan’s Land Use Chapter and incorporate them into the Master Plan.  Seconded by Mr. B. Miller.  Vote called, all were in favor, motion carried.                     

 

IV. SITE PLAN REVIEW - Application:

504 Main Street, LLC / Avanru Development Group LTD – Site Plan Review on Route 12, Town Map #012, Lots #013 and #018 for Residential Condominiums in the Commercial Zoning District.

Mr. J. Miller advised that the Planning Board is not obligated to make a decision at this meeting.  At the next meeting they should have additional information from DOT on the intersection and DES on the wetland area.  Avanru might come back with an alternative design on the roof pitch.  Mrs. Teague

Planning Board –August 10, 2010- Page 5

 

suggested that the Board members could view the area and because Mr. Sawyer has been present for past meetings on this he should be present for the vote.  Mr. Franks said they were hoping for a preliminary approval at this meeting based on them providing the additional information.

 

Mr. Dalessio has concerns about the financing of the project; should there be a security deposit or bond.  Mr. Franks indicated that they are prepared to submit a Bond and have done research on it.  Mr. Dalessio would like to see something from the Department Heads on the impact of this development.  Mr. J. Miller noted that they have been working with the Fire Chief and Mark Houghton.   Mr. Daviss felt it would be nice to retain the view from the Upper Walpole Road.   

 

Mr. Fletcher moved to grant approval for this Site Plan Review for 504 Main Street, LLC / Avanru Development Group LTD as presented with the following conditions:  1) Clarity of bonding on all the infrastructure; 2) DOT approval for the official curb cut and future use acknowledgement; and 3) approval from the DES.  Seconded by Mr. B. Miller.  Vote called, all were in favor with the exception of Mrs. Teague who abstained, motion carried.

 

V. NEW BUSINESS / APPLICATION SUBMISSION:

There were no new applications submitted at this meeting.

 

VI. PLANNING DISCUSSION:

Work Session:  The next Work Session was scheduled for August 24, 2010, in the downstairs office.

 

VII. COMMUNICATIONS AND MISCELLANEOUS:

Proposed Commercial Use of Two (2) Existing Buildings on a Single Lot:  At the last meeting Bensonwood came in for a preliminary consultation on a proposal for commercial use of two existing buildings on a single lot.  Copies of the legal opinion from Attorney Hockensmith had been distributed.  Mr. J. Miller asked Mrs. Mansouri if the Zoning Board of Adjustment will give the Planning Board direction so they can move forward based on the recommendation.  Mrs. Mansouri will discuss it with the ZBA members at their next meeting. 

 

VIII. Adjourn Meeting: 

Mr. Fletcher moved to adjourn this meeting.  Seconded by Mr. B. Miller.  Vote called, all in favor, motion carried.  The time was 9:03 PM.

 

Respectfully submitted,

Regina Borden, Recording Secretary

 

cc:  PB, ZBA, WCC, BOS, Walpolean

Posted:  Town Hall, Lobby, Burdick’s Market               

Cruise Night Sunday at Real Twist

 

     The Real Twist Ice Cream stand in Walpole, NH will hold its next Classic Car Cruise Night, weather permitting, on Sunday, August 15thth, from 6-9PM.  There will be live music by Vinnie Dibernardo (vet emergencies permitting). Anyone who brings his classic car to show will get a free regular sized sundae. Everyone visiting can get free jimmies, diptop or flavorburst with any cup or cone. Make sure to enter the drawing for free Pizza, ice cream or DVD’s!

 

      The Real Twist is located next to Real to Reel Video at the North Meadow Plaza in Walpole. It is open noon – 9PM, seven days a week. Enjoy your ice cream outside, in the lovely garden, or under the porch.

 

  Future 2010 Season Cruise Nights are scheduled for September 5th. See you there!

Ed. Note: This story appeared in yesterday's Eagle Times. CCB

8-3-2010

 

Walpole Developers Pitch Coop Grocery Plan

 

By Chuck Bingaman

 

            Four Walpole businessmen acting as Avanru Development Group Ltd. pitched their idea for developing a cooperative grocery store on land they own off Rt. 12 to a public meeting of nearly 70 citizens at Fall Mountain High School Tuesday evening.

 

            Backing them up and providing voices of experience were Terry Appleby, general manager, and Tony White of the Hanover Coop and Ed King, general manager of the year-old Littleton (NH) Coop.

 

            Walpole ringleader Jack Franks said he had been thinking about improved grocery possibilities for several years since he served on the board of the Village School and commiserated with other young families about Walpole’s limited grocery choices and prices.  “There was a recurring theme about what choices we had here and, especially, what we didn’t have!” according to Franks.

 

            Franks added that, “in thinking about developing the site on Rt. 12, I discussed possibilities with Hannaford's, Price Chopper, Trader Joe’s and others.  While there was some interest, it just didn’t seem to me to be a good fit."  Then I learned about the grocery coop being developed in Keene, and we visited the coops in Hanover and Littleton, and we liked the idea of keeping our own money in our own town.”

 

            The developers also liked the idea of having a coop owned and run by local people—members of the coop itself and a local board of directors—that would determine what the store sold, how it would relate to local producers, and how any profits would be used. 

 

            Hanover’s Appleby defined a coop as “an autonomous association of people voluntarily joined and democratically run.”  And he noted that Hanover’s coop is now 75 years old and was founded by a group that wanted to get fresh fruit in the winter. Last year the Hanover coop, now with four locations, had $65 million in sales, including $8 million in “locally sourced” products, over half of which was locally grown agricultural products. 

 

Appleby and White also explained how, over the years, the coop has worked with area farmers to help them coordinate what they grow in order that the farmers would have guaranteed markets for their crops and so that additional crops might be grown and offered to coop members. They also gave examples where farmers, given the opportunity to have flexible give and take with a sizable grocery outlet, have created additional food products made possible by working out sustainable pricing arrangements.

 

            Appleby and White also noted that, to make it possible to have some locally grown crops in Northern New England, it does take higher prices than some other stores can charge to import those crops.  But, they said, their members have understood that concept and supported it with their food dollars.

 

            While noting that no plans are set yet, Franks said his group was thinking at this point of a 25-30,000 square foot store, even larger that the current Shaw’s Supermarket. 

 

Kasper added that cooperative grocery stores usually emphasize food education for customers that really want to know about their food and that their plans call for a 3,000 square foot green house area where children’s food growing programs could be housed and encouraged.  He added that coops tend to offer more full-time, good paying jobs with benefits to provide the knowledgeable services that coop members expect.

 

The developers hope that community leaders will step up at this stage to indicate interest in pursuing the cooperative idea, to participate in necessary feasibility studies, and to participate in the process of organizing the legal structure, raising seed money and attracting coop members.  Referring to the other part of the proposed development, Franks said “the whole condo thing was secondary to putting in a grocery store that worked for Walpole.  That’s what got this all started!”

 

                                                --30--

 

 

           

Walpole Coop Food Store Exploratory Meeting Tonight

The Walpole group seeking to develop acreage north of LaValley's Building Supply and behind the new Tractor Supply store will host an informational meeting tonight at 7:00 p.m. at Fall Mountain High School to explain the possible operation and structure of a coop food store and to answer area residents' questions about such a project. Part of their purpose is to gauge area interest in such a store. The meeting is free and open to the public.  CCB