Ed. Note: These preliminary minutes will not be official until approved at the September 21 meeting.

August 17, 2005 

Present: E. Vose, M. Mansouri, L. Weber, L. Carignan (alt), B. Webb (alt)

Absent:  J. Galloway-Leclerc, L. Britton

NOTE: THE FOLLOWING MINUTES WILL BE REVIEWED ON SEPTEMBER 21, 2005.

The meeting was called to order at 7:30 PM.

Mr. Vose appointed Mr. Webb and Mr. Carignan to serve as regular members.

PUBLIC HEARINGS

BOB JASSE ALYSON’S ORCHARD WENTWORTH RD SPECIAL EXCEPTION

TOM BEAUDRY WENTWORTH ROAD EXPANSION OF A NON-CONFORMING USE

RN JOHNSON SIGN PERMIT VARIANCE  

Mr. Vose explained that, due to a misunderstanding, notice of these hearings was not given to abutters in a timely manner.  He has informed the applicants of the problem, and the Jasse and  Beaudry applications will be noticed for the September 21st meeting.  The RN Johnson Sign permit application has been withdrawn, as the proposed sign has been returned to John Deere.

NEW BUSINESS. 

Joseph Dion of 143 Wentworth Road expressed his concern about the increase of commercial activity in the Residential District on Wentworth Road.  He bought his house in the Residential District believing it to be protected from the negative impacts of commercial activity.  Specifically, he is concerned that four separate commercial activities are occurring at the property of Mr. and Mrs. Dance, further south on Wentworth Road, as follows:

AlpacaDance Alpaca Farm.  Farming activities are permitted in the Residential District only when incidental to primary residential use.  The intensive alpaca operation as conducted on the property may exceed this standard of incidental use.  Association meetings have been held at the property, and signs placed at various points in town, resulting in increased traffic on Wentworth Road, along with traffic necessary to the farming operations.

Pillars and Porches Bed and Breakfast.

Retail sales of alpaca products.  Mr. Dion has visited the gift store, and says that the products for sale include not only items made on the property, but also items imported from South America.  During the visit, Mr. Dance stated that the store has been so successful that he intends to double the sales space.

Conference Center.  On August 10th, the Connecticut River Bank held an informational meeting on reverse mortgages at the property from 12:30 pm to 2:00 pm.  Traffic was extraordinarily heavy going to and from this meeting, and numerous cars were parked in the road, further restricting and already narrow part of the roadway.

All these activities increase the traffic on Wentworth Road, and detract from the residential nature of the neighborhood.

Mr. Dion presented the Board with an invitation to the bank meeting and a magazine advertisement for the bed and breakfast.

Mr. Dion stated that he had experienced the advance of commercial activity, specifically that which is tourist-oriented, into a residential district in Woodstock Vermont, and hopes that the same process will not repeat itself here.  He expressed his regret that Walpole does not have a Zoning Administrator or other employee charged with the enforcement of town ordinances, as it is difficult for the neighbors to have to be the persons primarily responsible for bringing a problem to the attention of the Town.

Mr. Vose explained that the Zoning Board has no authority to enforce the Zoning Ordinance—the selectmen are the enforcing authority.  Mr. Vose suggested that Mr. Dion attend the next Selectmen’s Meeting to be held on Thursday, August 18th at 7:30 pm.

Mrs. Weber stated that bed and breakfast operations are allowed in all zoning districts, provided that no more than four rooms were rented and that only breakfast was served, if Site Plan Approval has been obtained by the property owner.  The provisions regarding farming operations and home businesses in the Residential District were reviewed.

Mr. Webb made a motion seconded by Ms. Mansouri that the matter be passed on to the Selectmen with the request that they take action in the matter.  All were in favor.  Mr. Vose will write a letter to the Selectmen. 

SECRETARY’S POSITION.   Ms. Louisa Preston stated that due to a change in family circumstances, it will be difficult for her to attend evening meetings, and so she tendered her resignation to the Board.  Mrs. Weber made a motion seconded by Ms. Mansouri that the resignation be accepted with regret.  All were in favor.  A discussion followed as to how best to proceed to fill the position.  Mr. Webb will reactivate the search, and will speak again to those who originally applied for the position or who have expressed an interest.  If progress is not made, he will contact the Selectmen regarding re-advertising.  In the meantime, Ms. Preston agreed to provide assistance to Mr. Vose with the notices and administrative work, and Mrs. Weber and possibly others will take and post meeting minutes.

MINUTES OF JULY 20 MEETING.  Mrs. Weber made a motion seconded by Mr. Webb that the minutes be approved as written.  All were in favor.

ADJOURNMENT.  The meeting was adjourned by Mr. Vose at 8:15 PM.

Respectfully submitted,