Ed. Note: Thanks to Board member Ben Daviss, here is tomorrow evening's Planning Board agenda. CCB
MEETING AGENDA: Tuesday, July 13, 2010 at 7:00 pm in the Town Hall Meeting Room.
Call Meeting to Order:
A. Roll Call – Designate Alternates.
B. Approve Minutes of June 08, 2010 Regular Meeting and June 22, 2010 Workshop Session.
Review Applications Submitted: Accept/Reject/Delay – Once an application has been accepted as complete the individual public hearing is held, following the hearing(s) the Board may take final action by approving, disapproving or delaying final action on each application.
Public Hearings:
A. Jared S. & Linda K. Stopler and Jane M. Phipps Revocable Trust 2005/Jane M. Phipps,
Trustee- Boundary Line Adjustment on Map 010, Lots 013, 012 and 012-1. This is located in the Rural Agricultural Zoning District and is on the east side of the Old Drewsville Road.
B. Philip D. Carroll and Linda Carroll – Lot Line Adjustment, Map 005, Lots 24-2 and 39, to Become One Continuous Lot of Record. This is located in the Rural Agricultural Zoning District and is near the intersection of Taggard Road and County Road.
C. 504 Main Street, LLC and Avanru Development and Ralph A. & Gloria H. Hodgkins –Boundary Line Adjustment on Map 012, Lots 013 and 018. This is located in the Commercial Zoning District and is off Route 12.
New Business:
A. 504 Main Street, LLC and Jack Franks / Avanru Development – Preliminary Consultation for Site Plan Review – Town Map 012, Lots 013 and 018.
B. Bensonwood Homes – Tedd Benson and Peter Wotowiec. Preliminary Consultation about planning for their commercial building at 9 Edwards Lane.
C. Other – None scheduled as of posting – may change.
Planning Discussion:
A. Master Plan – Review of Land Use Chapter;
B. Development Design Criteria;
C. Work Session for July 27, 2010 (must be held in Downstairs Office).
Jack Franks is scheduled to tell about his expected site plan application for a major development in Walpole's commercial zone behind the new Tractor Supply store at the Planning Board's meeting at Town Hall at 7:00 p.m. Tuesday.
If you would like to hear it from the source and to form your views based on the facts, rather than gossip and third-hand information, you should attend this meeting. Many questions will be asked by the Board members and the public.
This will not be the last opportunity for you to learn about Mr. Franks and his plans. There will likely be additional meetings and public hearings. But this one will probably raise the key issues members of the Board and public are interested in, and it may determine the directions of future discussions.
It will be a great opportunity to see your elected officials in action on an important matter and to participate if you wish. Chuck Bingaman
Ed. Note: Thanks to Secretary Regina Borden, here is the agenda for tomorrow's important Planning board meeting. CCB
PLANNING BOARD
PO Box 729
Walpole, NH 03608
MEETING AGENDA: Tuesday, June 08, 2010 at 7:00 pm in the Town Hall Meeting Room.
Call Meeting to Order:
A. Roll Call – Designate Alternates.
B. Approve Minutes of May 11, 2010 Regular Meeting and May 25, 2010 Workshop Session
Review Applications Submitted: Accept/Reject/Delay – Once an application has been accepted as complete the individual public hearing is held, following the hearing(s) the Board may take final action by approving, disapproving or delaying final action on each application.
A. 504 Main Street, LLC / Jack Franks and/or Avanry Development – Create a 3 Lot Major Subdivision – property located at 504 Main Street (Route 12, Map 12, Lot 13). This parcel consists of 11.50 acres with 565.33-feet of road frontage. This parcel is located in the Commercial Zoning District.
B. Ola Hubbard Homestead, LLC – Site Plan Review: Convert an existing garage into a one bedroom apartment at 16 Old North Main Street, Map 21, Lot 38. There is an existing two family dwelling on this property. This parcel is located in the Residential B Zoning District.
New Business:
A. Philip Carroll – Lot Line Adjustment on County Road, Map 005, Lot 024-002.
B. Jared Stolper – 193 Old Drewsville Road, Map 010, Lot 013 – Lot Line Adjustment with Lot 012.
C. Other – none scheduled as of posting – may change.
Planning Discussion:
A. Master Plan – Land Use Chapter – Goals and Objectives;
B. Development Design Criteria;
C. Work Session for 6/22/10 (must be held in Downstairs Office).
Communications and Miscellaneous:
A. Handouts, Announcements and;
B. Other Business.
Adjourn Meeting.
cc: PB, ZBA, WCC, Town Offices, BOS
Posted: Town Hall, Lobby, Burdick’s Market, www.walpolean.com
Ed. Note: Planning board members are scheduled to vote on Tuesday on an important development proposal in the special notice below involving 504 Main Street (behind the new Tractor Supply store that is under construction). If you are interested in the future commercial development of Walpole, this will be an important meeting to attend. It's at 7:00p.m. at Town Hall. CCB
PLANNING BOARD
TOWN OF WALPOLE, NH03608
PUBLIC NOTICE
The Walpole Planning Board will hold its regularly scheduled meeting on Tuesday, June 8, 2010 at 7:00 pm in the Walpole Town Hall.The following formally submitted applications will be reviewed by the Board for completeness and if complete, accepted by the Board and the Public Hearing held.
1)504 Main Street, LLC / Jack Franks and/or Avanrv Development – Create a 3 Lot Major Subdivision – property located at 504 Main Street (Route 12, Map 12, Lot 13).This parcel consists of 11.50 acres with 565.33-feet of road frontage.This parcel is located in the Commercial Zoning District.
2)Ola Hubbard Homestead, LLC – Site Plan Review: Convert an existing garage into a one bedroom apartment at 16 Old North Main Street, Map 21, Lot 38.There is an existing two family dwelling on this property.This parcel is located in the Residential B Zoning District.
All abutters and interested parties are encouraged to attend.If you are unable to attend you may respond in writing to the Walpole Planning Board, PO Box 729, Walpole, NH 03608 prior to the meeting.Final action on the application may be taken by the Board following the Public Hearing.If final action is delayed or the Public Hearing continued, the application will remain on the agenda for the following regular monthly meeting or until a decision is reached, without further notice.Applications and/or maps are available for public inspection on the bulletin board in the Lobby of the Town Hall during regular business hours.The agenda and minutes of meetings are posted at the Town Hall, Burdick’s Market, and Town website: www.walpolenh.us.
Ed. Note: Thanks to Regina Borden, here are the May 11 Planning Board minutes with the latest information on the Dollar Store and Tractor Supply developments and an additional large development in the conceptual stage east of Rt. 12 and behind the Tractor Supply store. All of this promises to make the June 8 Planning Board meeting very important. CCB
PLANNING BOARD
Walpole, NH 03608
Tuesday, May 11, 2010
Presiding: Jeff Miller, Ch. Members Present: Bob Miller, V-Ch., Ben Daviss, Dave DeCoste, HenryFletcher, Peter Kenney, Sheldon Sawyer, Sel.; Alternates: Steve Dalessio, Donn Lounsbury,
Recording: Regina Borden, Sec.
These minutes are unapproved and will be reviewed at the June 8, 2010 meeting for errors, corrections and omissions. There were 8 people in the audience.
Meeting Opened: Mr. J. Miller called the meeting to order at 7:04 PM.
Roll Call – all members were present; no alternates were designated.
Approval of Minutes of April 13, 2010 Regular Meeting and April 27, 2010 Workshop Meeting:
Minutes – April 13, 2010: Mr. R. Miller moved to approve the Minutes of the regular meeting of April 13, 2010, as printed. Seconded by Mr. DeCoste. Vote called, all were in favor, motion carried.
Minutes – April 27, 2010: Mr. Sawyer moved to approve the Minutes of the Workshop Meeting of April 27, 2010, as printed. Seconded by Mr. DeCoste. Mr. Dalessio noted a correction under the Land Use Section as follows: change “Public Hearing during the May meeting” to “Public Hearing during the June meeting”. Vote called, all were in favor, motion and correction carried.
Review Applications Submitted:
Mr. J. Miller opened the Public Hearing at 7:08 PM.
Hutton Company, Inc./Estate of Pearl J. Keefe: Site Plan Review; Two Lot Minor Subdivision; Special Exception Recommendation: Mr. J. Miller advised that this Public Hearing was continued from the April 13, 2010, meeting. A concern was the driveway cut off Route 12 but the State has approved the cut as appropriate however the other lot would only have one. Gretchen Young, PE from Appledore Engineering, Inc. confirmed that they coordinated this with the State. There are no changes other than the fact that they are proposing a smaller sign and to move it a little further toward the front. They will go to the Zoning Board of Adjustment (ZBA) for that permit. They did get approval from the ZBA for the Conditional Use.
Two Lot Minor Subdivision:
Mr. R. Miller moved to approve this application for the Hutton Company, Inc./Estate of Pearl J. Keefe for the Two Lot Minor Subdivision. Seconded by Mr. Fletcher. Vote called, all were in favor, motion carried.
Site Plan Review:
Mr. J. Miller mentioned that the Selectboard has passed an Ordinance that anything built north of the Walgreens Store needs to be hooked up to Town sewer and water. That will be an issue when they apply for the Building Permit. Mr. Sawyer said the Selectboard has the option to regulate this or not.
Mr. Fletcher moved to approve this application for the Hutton Company, Inc./Estate of Pearl J. Keefe for the Site Plan Review. Seconded by Mr. R. Miller. Vote called, all were in favor, motion carried.
Special Exception:
Planning Board Meeting –May 11, 2010- Page 2
Mrs. Mansouri confirmed that the ZBA approved the applicant using a portion of the back lot of this parcel for the Family Dollar Store as it is in the Rural Agriculture Zone but it was subject to the approval of the Planning Board for a Special Exception.
Mr. Daviss moved to approve this application for the Hutton Company, Inc./Estate of Pearl J. Keefe for the Special Exception. Seconded by Mr. R. Miller. Vote called, all were in favor, motion carried.
Mr. J. Miller closed this Public Hearing at 7:22 PM.
New Business / Application Submissions:
Jack Franks and/or Avanrv Development – 3 Lot Subdivision: Mr. Joe DiBernardo, from DiBernardo Associates, LLC , and Attorney Robert Kasper were representing Mr. Jack Franks who is submitting an application for a 3 Lot Subdivision off Route 12. There are 11+ acres. It meets all the regulations for frontage, lot size and set-backs. 504 Main Street (Fred Dill) owns the lot at the present time. It is located in the Commercial Zoning District. This lot goes all the way back to the Upper Walpole Road. Mr. J. Miller requested that a letter signed by Fred Dill as the owner of 504 Main Street be submitted prior to the next meeting for the record. Mr. J. DiBernardo displayed a proposed plan of the subdivision.
Mr. H. Fletcher moved to hold a Public Hearing on this application for 504 Main Street / Jack Franks and/or Avanrv Development in June. Seconded by Mr. R. Miller. Vote called, all were in favor, motion carried.
Brickstone Land Use Consultants, LLC – Tractor Supply – Site Plan Review / Minor Revisions: Mr. David Bergeron from Brickstone Land Use Consultants, LLC had submitted a set of revised plans for the proposed Tractor Supply on Route 12. Some of the changes were requested by Tractor Supply and some by Mark Houghton of the Walpole Water / Sewer Departments. The changes are:
1. They relocated the water and sewer lines slightly on site. The sewer line was moved out of the common access easement and onto the Tractor Supply lot as requested by Mr. M. Houghton.
2. The point where the water line crosses Route 12 was moved approximately 50 feet to the north to line up with the entrance road and additional stubs were added to the line to service the remaining lot as requested by Mr. M. Houghton.
3. The pervious concrete located in front of the entrance to the building was relocated to the north side of the site. The amount of pervious concrete remains the same but Tractor wanted it away from the front entrance of the building.
4. The transformer behind the store was moved to the south side at the request of Tractor.
5. They changed the lighting in the outdoor fenced area to bring the levels up slightly as requested by Tractor. The light levels at the property line are still zero and will not affect abutting properties
Mr. Sawyer asked if Tractor Supply owns the property yet. Mr. Bergeron responded “yes” he believes the sale was closed today but if not it will be tomorrow.
Mr. H. Fletcher moved to approve the Minor Revisions to the Site Plan for Tractor Supply as outlined above. Seconded by Mr. R. Miller. Vote called, all were in favor, motion carried.
Hubbard Homestead, LLC: Mr. Red Smith advised that the ZBA went through what was required for a Special Exception to have a three family dwelling on North Main Street. The owner would like to convert an existing garage into a one-bedroom apartment; the footprint will remain the same. Mr. J. Miller noted that Mr. Smith will need to submit an application for a Site Plan Review. This property is in
Planning Board Meeting –May 11, 2010- Page 3
the Residential B District. In March when Mr. and Mrs. Laware made a preliminary presentation of this project Mr. Bill Tyson raised a concern that because they will be adding more vehicles he asked for a buffer to keep the lights away from his house. Mr. Smith said he would talk to Mr. Tyson.
Mr. D. DeCoste moved to hold a Public Hearing on this application during the June meeting. Seconded by Mr. H. Fletcher. Vote called, all were in favor, motion carried.
Planning Discussion:
Master Plan Update – Land Use Final Draft: Mr. B. Daviss advised that Lisa Murphy from the Southwestern Regional Planning Commission did not have a final draft finalized yet. Mr. Daviss had sent out the Goals and Objectives for the existing Master Plan because if they are going to approve a new version of the Master Plan they also will need to review these. Mr. J. Miller recommended that they get everything together so they have one clean document.
Condominium Development: Mr. J. Miller reported that Mr. Sawyer had contacted Attorney Jeremy Hockensmith regarding the legality of potential condominium development. Ccondominiums are not mentioned in the Walpole Zoning Ordinance, Subdivision Regulations, and/or Site Plan Regulations; the Selectboard and Planning Board have taken the position over the years that condominium development is prohibited. Basically Attorney Hockensmith feels that the Town cannot prohibit condominiums. The Town will likely encounter two types of condominium proposals: 1) new development; and 2) conversion of existing structures. Mr. J. Miller noted that it does not address density. Mr. Dalessio feels they need to address workforce housing. Mr. Fletcher stated that a lot of people that left Town wished there were condos here. Copies of the letter will be made for the Board members to review.
Wording for Development Design Criteria: Mr. Daviss proposed the following draft for Wording for Development Design Criteria:
“At the formal site plan review, the applicant proposing a building that will house retail stores shall present full details of the building’s external appearance, including, but not limited to, complete details of siding materials and colors and signage, and detailed drawings of all exterior walls. Before approving the site plan, a majority of the members of the Planning Board shall agree that the building’s external appearance reflects the rural New England character of Walpole or presents an appearance that that is otherwise compatible with the character of the town. Within the context of this regulation, the Planning Board shall not impose extreme or unusual conditions on a project. These requirements also apply to any building erected to house industrial businesses if said building is granted a special exception to be located outside of a commercial zone.” Mr. J. Miller likes the way the Town of Peterborough uses a combination of guidelines, character and pictures on their website as it gives a developer a frame of mind about what the Town is looking for. Mr. Sawyer feels that innovation means everybody can do something different. Mr. J. Miller suggested that the Planning Board work on any changes to be worked on during the Workshop Meeting and then to schedule a Public Hearing in July.
NH Office of Energy and Planning (OEP) Conference: Mr. Daviss and Mr. Dalessio attended the OEP Conference last Saturday. Since January 1st the workforce housing is in force. This Board should be prepared to review the regulations regarding affordable housing. Language in the ordinances that can be interpreted as restricting affordable housing needs to be reviewed. If a developer cannot build a house for people within an affordable price under the Town Zoning regulations, they have the opportunity to take the Town to court to challenge the zoning regulations. Large lot requirements and
Planning Board Meeting –May 11, 2010- Page 4
large frontage requirements need to be considered. Mr. Sawyer advised that there are smaller lots in some areas of Town and mobile homes/trailers are allowed in the Rural Agricultural areas subject to the regulations. Mr. Daviss urged members to be aware of these issues. Mr. Dalessio noted that the Town has to allow for reasonable accommodations; it is a calculation based on the HUD requirements.
Other Business:
New Alternate Member: Mr. Sawyer advised that Mr. Ed Potter expressed an interest in being appointed as an Alternate member of the Planning Board. He was on the Selectboard for several terms and is a long-time resident.
Mr. Sawyer moved that the Planning Board accept Mr. Ed Potter as an Alternate member for a three year term. Seconded by Mr. R. Miller. Vote called, all were in favor, motion carried.
Workshop Meeting: There will be a Workshop Meeting on Tuesday, May 25th, 2010, at 7:00 PM in the downstairs meeting room. They will work on the draft of the Land Use Section and guidelines for the Development Design Criteria.
Next Regular PB Meeting: The next regular PB meeting will be held on Tuesday, June 8th, 2010, at 7:00 pm in the Town Hall meeting room.
Adjournment: Mr. Sawyer moved to adjourn this meeting. Seconded by Mr. J. Miller. Vote called, all in favor, motion carried. The time was 8:16 PM.
Ed. Note: Here, a little belately, are the minutes of the March 9 Planning Board Meeting. I have gone back, found them and publish them now because they contain real details on a major business and residential development that is in the planning stages and that all Walpole people should know about. They also contain detailed information about the Dollar Store that has nearly gotten necessary approvals but for a building permit that may involve an interesting issue with the Selectmen. Seems that the Dollar Store developer does NOT want to provide a sprinkler system for the building but Herb Hurlburt, who does our fire safety reviews for site plan applications, has recommended against the project unless it has a sprinkler system. Herb says such a sprinkler system is necessary to the safety of Dollar Store employees and customers AND to his men should they need to fight a fire in the building. This matter will be faced squarely when Dollar Store applies for a building permit. CCB
PLANNING BOARD
Walpole, NH 03608
MINUTES: Regular Meeting Tuesday, March 9, 2010 - 7pm Town Hall
Presiding: Jeff Miller, Ch. Members Present: Bob Miller, V-Ch., Ben Daviss, Dave DeCoste, Henry Fletcher, Sheldon Sawyer, Sel., Eric Merklein, Alternates: Donn Lounsbury, Jeff White, Steve Dalessio. Recording: Pamela Aslinger, Sec./alt.
These minutes are unapproved and will be reviewed at the April 13, 2010 meeting for errors, corrections and omissions. There were 15 persons in the audience.
I. Meeting opened 7:20pm
A. Roll call, all members were present, no alternates designated.
B. Minutes - Mr. DeCoste made a motion to approve the minutes as presented and seconded by Mr. Daviss. Vote called, all were in favor, motion carried.
II. New Business Preliminary Discussions/Application Submittals
A. Gretchen Young, P.E. Appledore Engineering, Inc. presented the board with an application for a Minor 2 Lot subdivision, special exception recommendation and site plan review located on Rte. 12 N. 564 Main St. Map 12 Lot 19 known as the Keefe parcel. It’s to be divided into Lot 1 of 1.26 acres and Lot 2 of 6.45 acres with existing house. The parcel is in the commercial and rural agricultural zones. Both lots have required frontage. Lot 2 is being purchased by The Hutton Company, Inc., TN in order to construct an 80 x 100 ft. building for a Family Dollar retail store. Mr. Taylor Hurd was present representing the Hutton Company. Ms. Young handed out miniature versions of the site map for the board members and described various aspects of the project. The infiltration drainage pond for the site is located in the rural agricultural zone therefore it requires a special exception for a commercial use in the RA zone. They will be applying to the zoning board at the 3/17/10 meeting. Proposal has 32 parking spaces meeting the requirement. The utilities are all on site with the sewer line being connected to the municipal system via directional drilling under Rte. 12. They are proposing an on site well locating it in the rear with the required 75ft. protective radius. There will be a propane tank for fuel. Stormwater will drain into an underground system, the infiltration pond will be used for overflow only based on the 100 year storm requirements and will they will apply for a shoreland protection permit.
Mr. Daviss asked if they owned the entire parcel, answer was no they will own Lot 1 with the store. Mr. DeCoste asked how far the pond will be from the road, answer was 351 ft. to the back of the pond. Width of the lot is 155 ft. Ms. Young stated she has a site plan and subdivision application to submit. Sec. Aslinger asked if they had applied to the zoning board already for the special exception? They will apply at the Wed. 3/17/10 meeting the public hearing will be held at the 4/21/10 meeting after the planning board’s hearing on the special exception recommendation, subdivision and site plan review. Ch. Miller said the planning board would need to consider any action on the subdivision and site plan review contingent upon the zoning board’s action at their 4/21/10 meeting because it takes place after the planning board meeting and hearing to be held on 4/13/10. The planning board can hold a public hearing on the special exception recommendation and if agreeable the subdivision and site plan review. Sec. Aslinger advised against having all three public hearings bunched together and having potential planning board action take place ahead of the zoning board’s decision on the special exception. Ch. Miller and Mr. Sawyer did not think it would be a problem.
Ms. Young offered drawings of preliminary building design and elevations of a typical Family Dollar store noting that the regulations do not specify building design but they are aware of the board’s preference to have the store relate to other stores and styles in the Town. She asked if the board could make suggestions. Ch. Miller said the building seems to be a block box with signage. Mr. Merklein He suggested as did Mr. Daviss something like Pinnacle View or Walpole Savings Bank. Mr. Hurd said they would do the best they can with the budget they have for the building design. asked if other designs or concepts could be presented something that would match Walpole’s existing style and not just a box?
Mr. Schupack asked if the site was in the well source protection area, answer was no, but it is in the aquifer.
Walpole Planning Board Minutes 3/9/10 pg. 2
Mr. Dalessio complained that the side setbacks were exactly 20 feet thinking there wasn’t room for error. It’s a fairly large project squeezed into a very small lot. Ms. Young said they were mindful of the yard requirements when placing the project and took into consideration budgetary needs of Hutton Inc. for the project. She said the landscaping and fencing help to buffer the site. Ch. Miller asked about the driveway cuts, had they applied for a State permit, did they consider that the two existing cuts may be reduced in order for Lot 1 to have it’s own access? He suggested they speak to the State prior to the site plan application hearing. He is concerned about Lot 2 loosing its access Rte. 12 is a limited access road. By subdividing the land it may change the site plan substantially. Ms. Young said they had been to the State preliminarily and they plan to contact them after tonight’s meeting.
Ms. Aslinger asked if they met the 30% undeveloped land requirement? Ms. Young stated they did meet the requirement and said she also had some waiver requests to read through.
`Mr. Hurd mentioned that the store would create approximately 6 jobs and a good long-term tax base. He talked about the need to sprinkler the building for fire protection but notes they have never had to install sprinklers due to the type of metal and block construction and the size of the building falls under the National Fire Protection Code guidelines. Mr. Sawyer asked Mr. Herb Hurlburtt the fire inspector to speak. Mr. Hurlburtt said they would have to prove to him that all life safety issues for the building can be met without installing a sprinkler system, it’s the lives of the people in the building and firefighters at risk he is concerned with, the building can be reconstructed, but not lives lost. Mr. Hurd said it would be all steel construction with few combustible materials. Mr. Hurd did a quick budget study to bring water in from the water main at Tractor Supply, it ran $80,000.00 and they have not budgeted for that because they do not have to sprinkle the building and never have sprinkled their buildings. He said that’s more than the entire profit on the job and the rent is already set.
Mr. Sawyer asked if the land was in current use? Answer was yes. Mr. Sawyer said there is a 10% tax to remove it from current use, to be aware of the expense. Mr. Hurd asked for clarification whether the board was going to require sprinkling? Ch. Miller thought if the building meets the national and/or State safety standards, it would need to be taken into consideration by the board under the site plan review. Mr. Hurd said the town regulations refer back to the National code so that’s another reason they did not budget the cost into the project.
Mr. Merklein asked if they had considered using drainage gardens? Ms. Young said while they did not design a rain garden, they have provided that all runoff will go into the landscaped areas and all the catch basins will collect potential pollutants such as sand and will be maintained yearly. Mr. Merklein Ms. Young said due to extra cost and the small site area it wouldn’t be as productive as on a larger site such as Tractor Supply. She said that the main benefit of porous pavement is full site infiltration. She has designed the store site to be fully infiltrated so they have achieved the same result without the expense of porous pavement. Mr. Daviss asked if the utilities could be buried. Ms. Young said they did not budget for underground utilities but they could go back to the client to see if it is something they would re-consider. asked if they considered using porous pavement.
Ms. Young read the waiver requests that include Section VII-B 4 & 6 plans to show structures within 200ft as non-applicable and Section VII-D 1a. Interior parking lot standards, all parking is perimeter so is non-applicable. The requests made for state and local permits should not be included as waiver request upon application submission they should be applied for with a pending/contingent status.
Ch. Miller asked about the daily traffic estimation. Ms. Young said there is a traffic report included in the application packet. The weekday total is 458, 40 trips in and out peak hour. Mr. Bob Miller asked about hours of operation. Answer was 9-9 7 days per week. Ms. Young submitted the application materials, fees and abutter list. Ch. Miller called for a motion to place the application on the April 13th agenda and schedule the public hearing for the same meeting on the 2 Lot subdivision, special exception recommendation and site plan review. It was so moved and seconded, all were in favor motion carried.
Mr. Daviss suggested the board consider adding verbage to the site plan review regulations to better define building design standards, that other developers have expressed the need for specific guidance and specifications. Mr. Sawyer cautioned against setting in stone specifications that may not be in keeping with future innovative ideas that allowing flexibility might better serve the Town. Agreeing Mr. Daviss mentioned that the Master Plan suggests and addresses many design issues for the commercial district they should be taken into consideration. He stressed the potential for one store leading to several more. Mr.
Walpole Planning Board Minutes 3/9/10 page 3
Sawyer thought the shortened depth of the commercial zone on the west side of Rte. 12 and limited building size (40K) is prohibitive and should be reconsidered at some point.
II. B. Tom Duffield of Duffield Engineering and Consulting presented preliminary plans for a multi-use development for Avanru Development located on Rte. 12 NE, the remainder of 504 Main St. LLC parcel south of Tractor Supply site. Mr. Duffield described the project on 11.5 acres and mentioned Tractor Supply’s plans to construct the 50 ft. Right of Way (ROW) and make improvements to the water and sewer lines. The remainder parcel of 11.5 acres has 547 ft. of frontage on Rte. 12. He referred to a map showing the site. He said there is a mutual agreement between the two properties regarding the 50 ft. ROW regarding cost sharing and maintenance of the public ROW even though it is not a town road but privately maintained. He said the water and sewer is adequate for their proposal of dividing the parcel into 3 lots with frontages met by making irregularly shaped lots or using the ROW as frontage. Because the ROW will be built to Class V standards even though it is privately maintained it would allow them to meet the frontage requirements and therefore configure the lots more uniformly for the uses proposed. He introduced Mr. Jack Franks to discuss the proposal according to the drawings provided.
Mr. Franks has lived with his wife Lisa Bierweiler in Walpole for 6 years and they have three children. He has served on the school board and coached baseball where he has had many discussions with citizens about the need for other amenities in Walpole. This has led to his conceptual plans to potentially develop the site into condominium elderly housing, medical/dental offices, family style restaurant and a more competitively priced grocery store. His family shops in Keene so he did an analysis and found on two items alone they were spending $1200.00. He spoke with the current grocery provider and found they have no intentions of changing so he thought some competition might be worthwhile. In speaking with other families and long time business owners they’ve suggested other amenities the community might need as his plan reflects those discussions. He feels the community would benefit by the increase in the tax base, creation of jobs and provide housing for retirees who want to downsize but stay in town. His plan shows a large-scale townhouse 50-55+community on the back parcel behind the proposed Tractor Supply building. The second parcel would be for a retail area/family restaurant and medical office building and outdoor pavilion picnic area. The front parcel along Rte. 12 would be for a mid size supermarket specializing in local or organic produce and competitively priced goods. He’s spent about 2 years researching his ideas and the last year negotiating the site. He hopes others will see the benefit of a project that will serve the community, not impact the school system, provide jobs and lower the cost of groceries while creating other family friendly amenities.
Ch. Miller called for board comments. Mr. Daviss saluted Mr. Franks for the thought he put into his mixed-use conceptual plan. He asked if he had spoken with any potential tenants? He said he had but rather not name them. He said one of the three potential tenants was very interested. Mr. Daviss Mr. Franks answered that the supermarket was 40,000 sq. ft., the retail space 25,000 sq. ft. and the housing would be built in 16 unit pods on an as purchased basis to total about 33,000 sq. ft. or 48,000 sq. ft. including carports. He was thinking of adding an indoor pool workout gym facility instead of having to drive into Keene for that much needed activity. A gym pass could be part of the purchase price of a unit. He was thinking of adding a fresh bakery and coffee shop. asked about the size of the buildings proposed.
Ch. Miller pointed out that while they are in the conceptual phase there are a few serious conflicts with what is allowed in the zoning ordinance. The first being frontage, frontage is defined in the ordinance as on a town maintained road of Class V or better. While the ROW may be built to Class V standard it is not likely to be a town road accepted by a town vote. The only alternative would be to have the Selectboard lay out the road and have the town vote on whether to accept it as a town road. The housing units are restricted by definition of a multifamily unit as being one building on one lot, it shall not be more than 3 stories and there are density limitations as well. Mr. Sawyer asked about the residential overlay district. Ch. Miller said one of the requirements is for it to be on no less than 10 acres of land. Mr. Franks said the housing is designed to be one continuous building with foyers between the sections to be used as utility and elevator areas and the sprinkling system. Ch. Miller asked if they were apartments? Answer was no, to be sold as condominiums. Ch. Miller said the town does not allow condominiums because a condominium is a single-family dwelling and the town allows one single or two-family home per lot or one multi-family building per lot. Mr. Duffield said then the definition of multi-family is not multi-family ownership? Ch. Miller answered “correct”. Mr. Franks said then condominium projects are not allowed in Walpole, answer was “correct”.
Walpole Planning Board Minutes 3/9/10 page 4
Mr. Duffield asked if the ROW could be considered a public way privately owned and maintained? Ch. Miller said it could not be used to meet frontage requirements for subdivision purposes because it is not a town maintained Class V road. Mr. Duffield thought the ROW could be considered a newly proposed road layout as part of the 3 Lot subdivision proposal. He said it’s standard procedure to design a road to access newly created lots using the proposed road built to Class V standards as viable frontage for the lots even before the road is accepted by the town, which the Selectboard has the authority to accept without a town vote. Ch. Miller said the road has to already be a town maintained road in order to count as frontage. Mr. Sawyer said the Selectboard has not accepted a new town road without the vote of the entire town at a town meeting and questions whether it would pass. Mr. Duffield said they could work with the Rte. 12 frontage but the lots will have easements over them. Mr. Sawyer said Pinnacle View had to do some creative designing to achieve what they did. Ch. Miller said if the dead end ROW is greater than 600 ft. that also is not allowed in the ordinance.
Mr. DeCoste thought it would be better to have the lots configured more uniformly, if the road could be accepted by the town it would be better. Ch. Miller agreed but said the current zoning and policy of the Selectboard prevents the use of the ROW for frontage. Mr. DeCoste asked if an exception could be made? Answer was no, a variance would not apply either. Mr. Daviss asked if the retirement housing could legally be restricted to 55 and over? Mr. Franks said he needed to study that further. Ch. Miller said the senior housing overlay district had to address that issue also and they arrived at 62 to meet guidelines.
Mr. Bob Miller found it interesting that Mr. Franks was able to find a grocer that would be satisfied with a 40,000 sq. ft. store, the board has been under the assumption that 70 or 80,000 sq. ft. was needed. Mr. Franks and Mr. Duffield agreed and have found that 40,000 sq. feet is a viable size from the grocers they spoke with. Mr. Duffield said the new store in Peterborough is a 40,000 sq. ft. store. Mr. Franks said there is a great interest in a smaller down sized store because the community can support it and the grocer can afford it more easily.
Mr. Duffield thought the available infrastructure; capacity, commercial location and compatibility with the Tractor Supply site are all positives. Clearly they have issues with the condominium portion and road. They would need to coordinate with Tractor Supply as far as the ROW, match their curb cuts and center the road between the parcels. Ms. Aslinger asked if the parcel is still under the ownership of 504 Main St. LLC and do they plan on purchasing the parcel? Answer was yes. She said so this is very conceptual but asked if they expected the planning board to grant a site plan review before they purchase the property? Mr. Franks said he would like to know where they stand according to what is allowed so they can do due diligence to see if what he is proposing fits before he invests a substantial amount of money in the property. He hopes the board and community sees the value of the proposal so they can work together.
Ch. Miller thought the two main issues were the housing and frontage. Mr. Merklein asked about having housing in the back of the property and having only one access in and out. Ch. Miller agreed saying the regulations allows a dead end road to be no greater than 600 ft. with a cul de sac turn around. Mr. Duffield said the road is slightly less than 600 feet. If they need a second access for emergency access they could work with the State, there will be a traffic study no doubt, they would be open to an emergency access with possibly gates and bars. He said Mr. Franks was in the fact finding phase doing due diligence to find out what permits he would need and criteria to meet before finalizing any purchase including paying a current use tax. Mr. Sawyer thought the project had merit and seemed to address some needs he is aware of from the citizens.
Mr. Franks asked if the board needed any further information or what steps he needed to take. Ch. Miller said to address the concerns raised and return to the board with information as it becomes available.
II. C. Other new business: Mr. Cliff Harper, of Harper Environmental approached the board with the intention of submitting a site plan review application on the Potato Barn project. He said they have met with Mark Houghton and an electrician in regard to bringing temporary power to the building and water from the caretaker’s house. He said the application is being filed contingent on a meeting with the Selectboard Thursday 3/11 to resolve the septic system issue. He would like to move forward with the application because timing for construction is running out. Ch. Miller suggested rather than submitting the application for processing and running the risk of being delayed until the May meeting to go ahead and meet with the Selectboard prior to formally submitting the application, he thinks there are several complications that need to be resolved that pertain to the Selectboard’s issues that must be taken up before
the planning board can review the application. Mr. Harper said he didn’t want to loose another month.
Walpole Planning Board Minutes 3/09/10 page 5
Mr. Sawyer said they may have some federal requirements to meet and may need to do further investigation in order to be fair to the applicant and town. Mr. Harper said if they are delayed the project
may be on hold for another year because they won’t be able to do the construction in time for a potential tenant to open a gallery in June. Ch. Miller thought it was unrealistic to think they could construct the road off of Rte. 12 and prepare the space for a tenant by June. Mr. Harper said they weren’t planning on putting in the road in phase one of the project. Ch. Miller was concerned that not having access of Rte. 12 changed the original intent of the board’s consideration of the project a full reconsideration of the project may result. He said the development of the property counted on the access to Rte. 12 and the town actually voted on the access in and out. Mr. Sawyer read the Article that was voted on: “To see whether the Town will vote to advise the Board of Selectmen to lay out a new town road off Rte 12 just south of the old potato barn. This dead end road would provide access to the proposed parking lot of the barn would engineered constructed and maintained by the barns developer and would not be constructed until the financing of the barn project be insured.”
Mr. Harper asked if it was designed by the State DOT’s engineer assessment? Mr. Sawyer said it was his understanding at the time the Town could have one access to Rte. 12 when they put the bypass in and that’s the one that was approved. Ch. Miller said the board determined because of the amount of activity the barn project would create under the original plan it was decided to direct the traffic out of the residential area behind the barn, so it was the main reason the scale of the project was allowed. Mr. Sawyer said there might be an old ROW granted just for the use of potato storage. Mr. DeCoste asked if the new septic system is large enough to cover the scale of their entire project? Mr. Harper said it was designed for 30 persons, if they go beyond that they could tie into the municipal system possibly. Mr. Sawyer said he hasn’t had enough time to look at all aspects of the issues regarding the sewer connection but one area of concern is whether the grant of money to put in the town system that was federally funded is under a strict agreement that anyone within 100 ft. of the line regardless of when they installed a septic system you must tie in, the bond is still in effect. That needs to be resolved before the Selectboard can make a determination. Ch. Miller strongly recommended allowing the Selectboard to do their research in order to be fair to Mr. Harper and the town. Mr. Harper thanked the board and will meet with the Selectboard on Thursday as scheduled.
- Discussion: Ch. Miller called for any other new business and recognized Mr. Hurlburt regarding the need to sprinkle their proposed building. He said his concern isn’t necessarily the building but it is a life safety factor for the occupants of the building and his fire fighters. As far as he’s concerned the protection of the building is minute compared to the persons who respond to a fire, they are our neighbors and friends. Every developer factors in cost of maintenance. It also provides for the extension of the water line whether a developer does it or the town to serve a growing area. The codes he talks about are minimum requirements, they (Hutton) won’t go into a larger town like Keene without meeting sprinkling requirements such as Uno’s or Applebee’s that are 6 and 8000 sq. ft. buildings. He said the State adds a few tidbits to the National code but since they can’t enforce it they “deed the authority having jurisdiction” which is 99% of the time the Fire Chief who then has the authority to make the request. He likes the idea that development is happening in Walpole but feels the safety of persons in the building and our firefighters is paramount to whatever costs are incurred, whether it be $80,000.00 to bring town water to the site or the cost of $2.00 per sq. ft. for the sprinkler system. explained his discussions at the back of the hall with Mr.
Ch. Miller said the report from the Fire Chief according to the site plan regulations mainly addresses whether there is an adequate source of water to protect the building/site. Mr. Hurlburtt said the Keefe property is heavily watered so it shouldn’t be a problem locating a well. In addition Tractor Supply is bringing the 10” water lines to the bottom of Ballam Farm with a hydrant and “t”, they will cross the road and install another hydrant that will serve their sprinkled building, it was their idea and didn’t blink at the cost. He thinks Mr. Hurd needs to take another look at whether they can afford not to sprinkle the building.
- Discussion: Mr. Sawyer mentioned his concern that while the minutes from the last meeting are written correctly he doesn’t want to place blame associated with the Potato Barn question regarding their septic system passing through the Selectmen’s office staff. He thinks it was an honest miscommunication perhaps the question was not as specific as it could have been. Ch. Miller agreed to have it so noted.
Walpole Planning Board Minutes 3/9/10 page 6
III. Planning Discussion
A. Master Plan Update - Sec. Aslinger and Ch. Miller have spoken with Lisa Murphy, she would like to appear before the board at the April meeting to submit a draft. She’s had some conflict with Avatar trying to come up with current data to fill in the charts but should have some results or an alternative. Board suggestions to the rough draft are to be discussed at the work session 3/23/10. Mr. Sawyer noted that it was recently discovered that the current zoning ordinance is conflicted under some of the road names and designations due to implementing 911, but until a housekeeping amendment can be made in 2011 the boards will need to be aware of the areas and work under the old map and ordinance as it’s written.
B. The work session is scheduled for March 23, 2010, Mr. Daviss reports that there will be a special guest, Eric Smith from SWRPC to talk about “Creative Economy” the arts and crafts economy brings about 16 million dollars into the State and about 500 jobs. He’ll talk about how our area can capitalize on it and tie it in with economic development.
C. Mr. Sawyer attended a DOT transportation committee meeting regarding busing mostly directed at larger municipalities such as Nashua.
IV. Communications and Miscellaneous
A. Handout - OEP Spring Planning and Zoning Conference for Saturday May 8
B. Sec. Aslinger announced that she is resigning as Secretary and Regina Borden will take over her duties as of April 1st. She has been the boards back up secretary and is the Selectboard’s Members thanked Mr. Aslinger for her contribution to the board over the past 5 years. recording secretary so she is well versed in town matters.
C. Ch. Miller announced a meeting Tuesday March 16th for the SWRPC at Papagallo’s for anyone that wants to attend. Sheldon and Whitney are planning to go.
D. Eric Merklein announced his departure from the board after many years and wished the newly elected Peter Kinney good luck on joining the board. He asked if he could be considered for an alternate. Mr. Sawyer said two persons had approached him as well for consideration, Ed Potter and Jeff Michaud.
Mr. Daviss asked how many alternate seats are open? Answer is two if Mr. Lounsbury remains.
Membership will be discussed and election of officers will take place at the April meeting.
Ed. Note: Here are minutes of last week's Planning Board meeting in which the Board tabled consideration of the Family Dollar proposed store on Rt. 12. CCB
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
Planning Board Meeting –April 13, 2010- Page 2
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
Planning Board Meeting –April 13, 2010- Page 3
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.
Planning Board Meeting –April 13, 2010- Page 4
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.
MEETING AGENDA: Tuesday, April 13, 2010 at 7:00pm in the Town Hall Meeting Room
I. Open Meeting
A. Membership Elections: Chair, Vice Chair. Welcome new member Peter Kenney
B. Roll Call - Designate alternates
C. Approve minutes of March 9, 2010 meeting and March 23, 2010 work session
II. Review Application Submitted: Accept/Reject/Delay - Once an application has been accepted as complete the individual public hearing is held, following the hearing(s) the board may take final action by approving, disapproving or delaying final action on each application.
A. Hutton Company, Inc/Estate of Pearl J. Keefe - Gretchen Young, PE Appledore Engineering presents the following three applications located at Rte. 12 N (549) Map 12, Lot 19:
1. 2 Lot Minor subdivision to create Lot 1 of 1.26 acres to be developed for the 8000 sq. ft. retail store and Lot 1 with the existing buildings of 6.45 acres. Lots meet frontage requirements with state approved access to be determined. Parcels are located in the commercial and rural agricultural zones.
2. Special Exception Recommendation is needed for Lot 1 to allow a commercial use in the rural agricultural zone for the storm water drainage area only the remainder of the project is in the commercial zone. The recommendation will be forwarded to the zoning board prior to their 4/21/10 review and public hearing.
3. Site Plan Review addresses the location of the 80 x100 foot building/Family Dollar retail store. Two regulation waivers are requested, Section VII-B4 & 6 to waive “showing structures within 200 ft.” and Section VII-D 1 a. to waive “parking lot islands” as non-applicable. Several state and local permits are pending.
III. New Business/Application Submissions
A. Bensonwood Homes Site Plan Review - Peter Wotowiecz
B. Potato Barn Site Plan Review - Cliff Harper
C. Old Hubbard Homestead Site Plan Review - Red Smith
D. Other - none scheduled as of posting - may change
IV. Planning Discussion
A. Master Plan Update - Lisa Murphy SW Regional Planning Commission to present Land Use Final Draft
B. Work Session for 4/27/10 (must be held in basement office)
C. Wording for development design criteria
V. Communications and Miscellaneous
A. Ch. Mansouri of the Zoning board re: procedures
Ed. Note: Thanks to Sec. Pam Aslinger, here are the minutes of this week's "working" session of the Planning Board. In the monthly "working" session, as if the Board does not work in its regular second Tuesday meeting, the Board considers longer term planning issues and needs apart from specific applications and issues needing immediate decisions. CCB
WALPOLE PLANNING BOARD WORK SESSION
Tuesday March 23, 2010 7:00pm Town Hall
MINUTES
Members Present: Ben Daviss, Bob Miller, V-Ch., Sheldon Sawyer, Sel., Donn Lounsbury, alt., Steve Dalessio, alt.
Presiding: Ch. Jeff Miller
Recording: Pamela Aslinger, Sec. alt., Regina Borden, Sec. in training
These minutes are unapproved and will be reviewed at the April 13, 2010 meeting for errors, corrections and omissions. There were 8 persons in the audience.
The meeting opened at 7:10pm with Ch. Miller welcoming Eric Smith, AICP, Planner from SW Regional Planning Commission who was present to give a presentation on and Introduction to the “Creative Economy”. Mr. Smith accompanied his presentation with a slide show and hand out (attached to minutes). Mr. Smith talked briefly on each slide and took questions during the presentation and after the presentation. He also provided several projects as examples in Providence, RI, Bellows Falls, VT, Pittsfield, MA, North Adams, MA and Claremont, NH. He referred to several websites and publications dedicated to the concept.
What is the Creative Economy? Creative workers by traditional notions have included artists, musicians, writers and teachers. Recently this worker group has expanded to include computer programmers, publishers, web designers, architects and other idea-driven professions. This group and their transactions collectively are now referred to as the “Creative Economy”. The Creative Economy is important to communities because new ideas are at the foundation of economic growth. Within New England this industry employs a workforce of 250K and contributes annual payroll of $4.3B. In New England = ¼ million jobs, higher than software jobs. Much of the Creative Economy activity is export-based and not dependent on tourism and creates markets for other businesses. It supports and enriches other economic sectors, enhances quality of life and helps attract businesses. It is used as a tool for local and regional economic development. In order to attract and support creative industries there are a number of policies, regulations and incentives a community may consider, but should not be viewed as the sole solution, but an important piece of an overall strategy for economic health. Supporting Creative Economy requires providing affordable living and workspace for artists and entrepreneurs, ensuring compact, human scale, pedestrian-oriented communities, preserving historic and cultural facilities and open space. Designing for a “sense of place” and upgrading infrastructure and telecommunications for creative and entrepreneurial workspaces is required as is providing space for arts and culture in the community and its public property, support principles and stakeholders in the master planning process and providing quality educational opportunities for children and adults.
In order to get started develop a Cultural Plan by inventorying and mapping assets, documenting idea-based enterprises, provide framework to assess current and future conditions by available data or survey. Develop strategies to implement a shared vision. Once the plan is developed integrate it into zoning via mixed use in downtowns and village centers, avail live/work artist spaces, make allowances in the building codes, parking, created a heritage commission/arts council and expand exhibit, rehearsal and performance spaces. Finally create a marketing plan.
Questions/Comments: Attendees discussed Walpole’s existing amenities, functions and shortcomings. A handout was reviewed called “Arts Alive” Monadnock Arts Alive report on non-profit arts and culture organizations, (attached to minutes).
Walpole Planning Board Work Session Minutes 3/23/10 page 2
Ms. Cynthia Reeves, former gallery owner in Walpole and currently located in Hanover, NH and NYC discussed being “head hunted” by a non-profit Hanover improvement group formed to enhance the area’s offerings to attract employees, tourists and to serve the community. They identified the existing businesses and determined what was needed to complete Hanover’s overall offerings. She mentioned her hopes for the Potato Barn project and plans to begin this summer with a print shop.
David [Howell] (Walpole Artisans) discussed the need for more affordable rental spaces in Walpole and was interested in Ms. Reeves experiences. He is concerned that while artisans work from home and bring their products to a cooperative the cost of rent causes most artisans to barely “break even”. He’s concerned as is Barbara Schupack of Saxton’s River Arts Guild that the interest in Walpole products is down and the cost of rents are going up. Ms. Reeves suggested creating a non-profit to address some funding issues.
Mr. Sawyer asked about “buy local” is that considered “creative economy”? Most agreed that agricultural buy local movement is perfectly matched to the creative economy concept. Ms. Reeves commented that Walpole is distinguished by its agricultural heritage and its pool of talented artisans. Ms. Schupack suggested Walpole citizens make an effort to buy local and bring Walpole products when they visit friends and family as a way to support area farmers and artisans. Ideas on marketing were discussed such as featuring farmers and artisans on town websites, town reports and at town meeting.
Ch. Miller thanked Mr. Smith for his presentation and the attendees representing some of Walpole’s creative economists.
8:10pm break
8:20 Meeting resumed.
- Funds for webmaster? Ch. Miller asked Mr. Daviss for an explanation. Mr. Daviss said Harry Bernard voluntarily created the board’s website a couple of years ago and is willing to recreate it in a new format so the board can maintain the information and site however Mr. Bernard would to recoup some of his labor costs by submitting a fee of $150.00. Mr. Daviss and others thought it was a reasonable amount but wondered if the amount was available in the budget. Sec. Aslinger thought the funds could be taken from the budget although they were not specifically allocated there is a printing amount of $200.00 that could be used. Ch. Miller asked Mr. Daviss to have Mr. Bernard submit a bill. Mr. Dalessio and Mr. Sawyer and others questioned whether the board needed it’s own separate website. Mr. Daviss and Ms. Aslinger said the need was due to the limited amount of information that can be placed on the Town’s website because of Teresa’s time and the fact the board is prohibited from putting information on the site themselves. The current PB site is defunct because the software was spammed so a new site needs to be created with updated software to prevent spamming.
- Comments for Lisa Murphy re: Master Plan Draft - Sec. Aslinger spoke with Ms. Murphy earlier in the day, she was able to finally obtain the data from the Town’s assessment information to complete the draft charts. She asked about suggestions to the draft to be forwarded to her. Mr. Schupack and Mr. Bob Miller had comments. Mr. Schupack thought an expanded description was needed in the agricultural portion, such adding as the vineyard. Sec. Aslinger apologized for not completing her assignment to read through the building permits for the past 10 years in order to create a list of businesses to add to the update, but the permits are not in a convenient location to be viewed. She noted that the data from 2007 to present showed a significant amount of agriculturally related building such as sheds, barns and the winery, many more than houses.
Mr. Sawyer said there’s only been about 3 or 4 houses per year. He said if the statement was broad it would cover all aspects of agriculture, becoming too specific is limiting. Mr. Schupack reconsidered and agreed that the statement might be better if its more generalized, he
does not have a specific rewording to offer. He also thought the recreation facilities section could
Walpole Planning Board Work Session 3/23/10 page 3
be more specific. Mr. Dalessio thought again it was better if it was more generic, because it could change every year. Most agreed.
Mr. Miller submitted: Pg. 12 # 3. delete “A manufacturer of platform tennis courts....” Add: “A light metal manufacturer (light industry)” and Add: “A timber frame home design and manufacturer”
Mr. Schupack submitted: Pg. 14 # 8. “The goal for conservation lands....... Conservation Plan, 2006 which is supported in this Master Plan.” Add: “(see appendix A?)” because it was decided by the board to reference the conservation plan but it is not actually a part of the Master Plan. Mr. Schupack questioned whether Ms. Murphy has a copy of the plan he may have an e-mailable version or a copy may have been sent to them.
- Design standards wording will be added to the agenda for 4/13 for further discussion, the wording needs to be distributed to members. Sec. Aslinger reminded the board to consider updating the subdivision regulations once the master plan update is complete. She spoke with Lisa Murphy about helping the board to bring them up to date with the state requirements and to apply the model SWRPC created that is being used statewide to update regulations. Mr. Sawyer objected saying people come to Walpole because they like it the way it is and the regulations in place are fine the way they are and have been applied.
- Zoning amendment handout - Sec. Aslinger has added the amendment into the zoning ordinance and will need to reprint the document because it created a substantial shift in the pages. She will have them prepared for the next meeting and asked if some members preferred having them e-mailed. Members agreed to have an e-mailed version. She noted that when she was inserting the amendment she noticed three items were not included or “the same” in the special exception process that are included in the commercial use in the rural agricultural district instructions. She was concerned they were accidentally overlooked since the wording referred to “the same”. Not finding a reference in the ZBA’s minutes she spoke with Ch. ZBA Myra Mansouri who reported the ZBA discussed the items and purposely excluded them because they were considered not applicable to the industrial zone. Sec. Aslinger urged the board to carefully read through the amended ordinance and consider how to interpret it if an application for a special exception recommendation for a commercial use in the industrial zone comes before the board. Especially in regard to the 40,000 sq. foot building size limitation, parking requirements and setbacks and boundaries which are the three items deemed not applicable by the zoning board when they presented the amendment to establish lot sizes and add the special exception process for a commercial use in the industrial zone. It’s not exactly the same special exception process used for a commercial use in the rural agricultural zone. She confirmed the wording and ZBA’s intent with the NH Legal Gov’t Center in regard to the “same” reference and was advised to make the amendment exactly as it was posted and voted on. Ch. Miller said if the board has issues they can refine it for 2011 and that it was the planning board’s fault for not seeing how the amendment would apply in actual context during its presentation.
- RSA pertaining to new roads within new subdivisions and how Walpole’s frontage definition relates. Sec. Aslinger asked the NH Legal Gov’t center a few questions that the board may find helpful. Walpole’s current definition of “frontage” is more restrictive than the states definition that prevents new road construction in major subdivisions. The board discussed the ramifications of changing the definition to the state’s definition. A change would need to go through the amendment process since the definition is in the zoning ordinance. It’s been suggested also to remove definitions from zoning ordinances and place them in the subdivision
Walpole Planning Board Work Session 3/23/10 page 4
regulations in order to more easily make additions or deletions. Regulations can be amended by planning board discussions and through the public hearing process.
- RSA pertaining to condominium projects in NH towns without specific ordinances
and non-defined uses. Sec. Aslinger asked the NH Legal Gov’t center attorney whether the town could refuse a project based on it not being defined or regulated in its town ordinances and regulations. The attorney said about 95% of the time if a use is proposed and its not addressed in the town’s ordinances or regulations it is allowed and can be regulated by whatever state RSA applies. She referred to the new wind turbine sites that are being proposed in the state, most towns have not adopted regulations or ordinances but cannot refuse them but fortunately they do fall under site plan review regulations. She suggested the board consider RSA 356-B:5 Municipal Ordinances in regard to prohibiting condominiums based on the form of ownership.
Sec. Aslinger said while its good to get the Master Plan updated, not to forget the regulations they are what have the teeth. If they are not kept up to date the town is missing out on good quality creative development projects that could make a difference in the town and address the needs of its citizens.
Ch. Miller called for further discussion, hearing none closed the meeting at 8:45pm.
Ed. Note: Thanks to Secretary Pam Aslinger, here are the minutes of the March 9 Planning Board meeting. It contains important information on possible new commercial and mixed use development in Walpole. CCB
PLANNING BOARD
Walpole, NH 03608
MINUTES: Regular Meeting Tuesday, March 9, 2010 - 7pm Town Hall
Presiding: Jeff Miller, Ch. Members Present: Bob Miller, V-Ch., Ben Daviss, Dave DeCoste, Henry Fletcher, Sheldon Sawyer, Sel., Eric Merklein, Alternates: Donn Lounsbury, Jeff White, Steve Dalessio. Recording: Pamela Aslinger, Sec./alt.
These minutes are unapproved and will be reviewed at the April 13, 2010 meeting for errors, corrections and omissions. There were 15 persons in the audience.
I. Meeting opened 7:20pm
A. Roll call, all members were present, no alternates designated.
B. Minutes - Mr. DeCoste made a motion to approve the minutes as presented and seconded by Mr. Daviss. Vote called, all were in favor, motion carried.
II. New Business Preliminary Discussions/Application Submittals
A. Gretchen Young, P.E. Appledore Engineering, Inc. presented the board with an application for a Minor 2 Lot subdivision, special exception recommendation and site plan review located on Rte. 12 N. 549 Main St. Map 12 Lot 19 known as the Keefe parcel. It’s to be divided into Lot 1 of 1.26 acres and Lot 2 of 6.45 acres with existing house. The parcel is in the commercial and rural agricultural zones. Both lots have required frontage. Lot 2 is being purchased by The Hutton Company, Inc., TN in order to construct an 80 x 100 ft. building for a Family Dollar retail store. Mr. Taylor Hurd was present representing the Hutton Company. Ms. Young handed out miniature versions of the site map for the board members and described various aspects of the project. The infiltration drainage pond for the site is located in the rural agricultural zone therefore it requires a special exception for a commercial use in the RA zone. They will be applying to the zoning board at the 3/17/10 meeting. Proposal has 32 parking spaces meeting the requirement. The utilities are all on site with the sewer line being connected to the municipal system via directional drilling under Rte. 12. They are proposing an on site well locating it in the rear with the required 75ft. protective radius. There will be a propane tank for fuel. Stormwater will drain into an underground system, the infiltration pond will be used for overflow only based on the 100 year storm requirements and will they will apply for a shoreland protection permit.
Mr. Daviss asked if they owned the entire parcel, answer was no they will own Lot 1 with the store. Mr. DeCoste asked how far the pond will be from the road, answer was 351 ft. to the back of the pond. Width of the lot is 155 ft. Ms. Young stated she has a site plan and subdivision application to submit. Sec. Aslinger asked if they had applied to the zoning board already for the special exception? They will apply at the Wed. 3/17/10 meeting the public hearing will be held at the 4/21/10 meeting after the planning board’s hearing on the special exception recommendation, subdivision and site plan review. Ch. Miller said the planning board would need to consider any action on the subdivision and site plan review contingent upon the zoning board’s action at their 4/21/10 meeting because it takes place after the planning board meeting and hearing to be held on 4/13/10. The planning board can hold a public hearing on the special exception recommendation and if agreeable the subdivision and site plan review. Sec. Aslinger advised against having all three public hearings bunched together and having potential planning board action take place ahead of the zoning board’s decision on the special exception. Ch. Miller and Mr. Sawyer did not think it would be a problem.
Ms. Young offered drawings of preliminary building design and elevations of a typical Family Dollar store noting that the regulations do not specify building design but they are aware of the board’s preference to have the store relate to other stores and styles in the Town. She asked if the board could make suggestions. Ch. Miller said the building seems to be a block box with signage. Mr. Merklein asked if other designs or concepts could be presented something that would match Walpole’s existing style and not just a box? He suggested as did Mr. Daviss something like Pinnacle View or Walpole Savings Bank. Mr. Hurd said they would do the best they can with the budget they have for the building design.
Mr. Schupack asked if the site was in the well source protection area, answer was no, but it is in the aquifer.
Walpole Planning Board Minutes 3/9/10 pg. 2
Mr. Dalessio complained that the side setbacks were exactly 20 feet thinking there wasn’t room for error. It’s a fairly large project squeezed into a very small lot. Ms. Young said they were mindful of the yard requirements when placing the project and took into consideration budgetary needs of Hutton Inc. for the project. She said the landscaping and fencing help to buffer the site. Ch. Miller asked about the driveway cuts, had they applied for a State permit, did they consider that the two existing cuts may be reduced in order for Lot 1 to have it’s own access? He suggested they speak to the State prior to the site plan application hearing. He is concerned about Lot 2 loosing its access Rte. 12 is a limited access road. By subdividing the land it may change the site plan substantially. Ms. Young said they had been to the State preliminarily and they plan to contact them after tonight’s meeting.
Ms. Aslinger asked if they met the 30% undeveloped land requirement? Ms. Young stated they did meet the requirement and said she also had some waiver requests to read through.
`Mr. Hurd mentioned that the store would create approximately 6 jobs and a good long-term tax base. He talked about the need to sprinkler the building for fire protection but notes they have never had to install sprinklers due to the type of metal and block construction and the size of the building falls under the National Fire Protection Code guidelines. Mr. Sawyer asked Mr. Herb Hurlburtt the fire inspector to speak. Mr. Hurlburtt said they would have to prove to him that all life safety issues for the building can be met without installing a sprinkler system, it’s the lives of the people in the building and firefighters at risk he is concerned with, the building can be reconstructed, but not lives lost. Mr. Hurd said it would be all steel construction with few combustible materials. Mr. Hurd did a quick budget study to bring water in from the water main at Tractor Supply, it ran $80,000.00 and they have not budgeted for that because they do not have to sprinkle the building and never have sprinkled their buildings. He said that’s more than the entire profit on the job and the rent is already set.
Mr. Sawyer asked if the land was in current use? Answer was yes. Mr. Sawyer said there is a 10% tax to remove it from current use, to be aware of the expense. Mr. Hurd asked for clarification whether the board was going to require sprinkling? Ch. Miller thought if the building meets the national and/or State safety standards, it would need to be taken into consideration by the board under the site plan review. Mr. Hurd said the town regulations refer back to the National code so that’s another reason they did not budget the cost into the project.
Mr. Merklein asked if they had considered using drainage gardens? Ms. Young said while they did not design a rain garden, they have provided that all runoff will go into the landscaped areas and all the catch basins will collect potential pollutants such as sand and will be maintained yearly. Mr. Merklein asked if they considered using porous pavement. Ms. Young said due to extra cost and the small site area it wouldn’t be as productive as on a larger site such as Tractor Supply. She said that the main benefit of porous pavement is full site infiltration. She has designed the store site to be fully infiltrated so they have achieved the same result without the expense of porous pavement. Mr. Daviss asked if the utilities could be buried. Ms. Young said they did not budget for underground utilities but they could go back to the client to see if it is something they would re-consider.
Ms. Young read the waiver requests that include Section VII-B 4 & 6 plans to show structures within 200ft as non-applicable and Section VII-D 1a. Interior parking lot standards, all parking is perimeter so is non-applicable. The requests made for state and local permits should not be included as waiver request upon application submission they should be applied for with a pending/contingent status.
Ch. Miller asked about the daily traffic estimation. Ms. Young said there is a traffic report included in the application packet. The weekday total is 458, 40 trips in and out peak hour. Mr. Bob Miller asked about hours of operation. Answer was 9-9 7 days per week. Ms. Young submitted the application materials, fees and abutter list. Ch. Miller called for a motion to place the application on the April 13th agenda and schedule the public hearing for the same meeting on the 2 Lot subdivision, special exception recommendation and site plan review. It was so moved and seconded, all were in favor motion carried.
Mr. Daviss suggested the board consider adding verbage to the site plan review regulations to better define building design standards, that other developers have expressed the need for specific guidance and specifications. Mr. Sawyer cautioned against setting in stone specifications that may not be in keeping with future innovative ideas that allowing flexibility might better serve the Town. Agreeing Mr. Daviss mentioned that the Master Plan suggests and addresses many design issues for the commercial district they should be taken into consideration. He stressed the potential for one store leading to several more. Mr.
Walpole Planning Board Minutes 3/9/10 page 3
Sawyer thought the shortened depth of the commercial zone on the west side of Rte. 12 and limited building size (40K) is prohibitive and should be reconsidered at some point.
II. B. Tom Duffield of Duffield Engineering and Consulting presented preliminary plans for a multi-use development for Avanru Development located on Rte. 12 NE, the remainder of 504 Main St. LLC parcel south of Tractor Supply site. Mr. Duffield described the project on 11.5 acres and mentioned Tractor Supply’s plans to construct the 50 ft. Right of Way (ROW) and make improvements to the water and sewer lines. The remainder parcel of 11.5 acres has 547 ft. of frontage on Rte. 12. He referred to a map showing the site. He said there is a mutual agreement between the two properties regarding the 50 ft. ROW regarding cost sharing and maintenance of the public ROW even though it is not a town road but privately maintained. He said the water and sewer is adequate for their proposal of dividing the parcel into 3 lots with frontages met by making irregularly shaped lots or using the ROW as frontage. Because the ROW will be built to Class V standards even though it is privately maintained it would allow them to meet the frontage requirements and therefore configure the lots more uniformly for the uses proposed. He introduced Mr. Jack Franks to discuss the proposal according to the drawings provided.
Mr. Franks has lived with his wife Lisa Bierweiler in Walpole for 6 years and they have three children. He has served on the school board and coached baseball where he has had many discussions with citizens about the need for other amenities in Walpole. This has led to his conceptual plans to potentially develop the site into condominium elderly housing, medical/dental offices, family style restaurant and a more competitively priced grocery store. His family shops in Keene so he did an analysis and found on two items alone they were spending $1200.00. He spoke with the current grocery provider and found they have no intentions of changing so he thought some competition might be worthwhile. In speaking with other families and long time business owners they’ve suggested other amenities the community might need as his plan reflects those discussions. He feels the community would benefit by the increase in the tax base, creation of jobs and provide housing for retirees who want to downsize but stay in town. His plan shows a large-scale townhouse 50-55+community on the back parcel behind the proposed Tractor Supply building. The second parcel would be for a retail area/family restaurant and medical office building and outdoor pavilion picnic area. The front parcel along Rte. 12 would be for a mid size supermarket specializing in local or organic produce and competitively priced goods. He’s spent about 2 years researching his ideas and the last year negotiating the site. He hopes others will see the benefit of a project that will serve the community, not impact the school system, provide jobs and lower the cost of groceries while creating other family friendly amenities.
Ch. Miller called for board comments. Mr. Daviss saluted Mr. Franks for the thought he put into his mixed-use conceptual plan. He asked if he had spoken with any potential tenants? He said he had but rather not name them. He said one of the three potential tenants was very interested. Mr. Daviss asked about the size of the buildings proposed. Mr. Franks answered that the supermarket was 40,000 sq. ft., the retail space 25,000 sq. ft. and the housing would be built in 16 unit pods on an as purchased basis to total about 33,000 sq. ft. or 48,000 sq. ft. including carports. He was thinking of adding an indoor pool workout gym facility instead of having to drive into Keene for that much needed activity. A gym pass could be part of the purchase price of a unit. He was thinking of adding a fresh bakery and coffee shop.
Ch. Miller pointed out that while they are in the conceptual phase there are a few serious conflicts with what is allowed in the zoning ordinance. The first being frontage, frontage is defined in the ordinance as on a town maintained road of Class V or better. While the ROW may be built to Class V standard it is not likely to be a town road accepted by a town vote. The only alternative would be to have the Selectboard lay out the road and have the town vote on whether to accept it as a town road. The housing units are restricted by definition of a multifamily unit as being one building on one lot, it shall not be more than 3 stories and there are density limitations as well. Mr. Sawyer asked about the residential overlay district. Ch. Miller said one of the requirements is for it to be on no less than 10 acres of land. Mr. Franks said the housing is designed to be one continuous building with foyers between the sections to be used as utility and elevator areas and the sprinkling system. Ch. Miller asked if they were apartments? Answer was no, to be sold as condominiums. Ch. Miller said the town does not allow condominiums because a condominium is a single-family dwelling and the town allows one single or two-family home per lot or one multi-family building per lot. Mr. Duffield said then the definition of multi-family is not multi-family ownership? Ch. Miller answered “correct”. Mr. Franks said then condominium projects are not allowed in Walpole, answer was “correct”.
Walpole Planning Board Minutes 3/9/10 page 4
Mr. Duffield asked if the ROW could be considered a public way privately owned and maintained? Ch. Miller said it could not be used to meet frontage requirements for subdivision purposes because it is not a town maintained Class V road. Mr. Duffield thought the ROW could be considered a newly proposed road layout as part of the 3 Lot subdivision proposal. He said it’s standard procedure to design a road to access newly created lots using the proposed road built to Class V standards as viable frontage for the lots even before the road is accepted by the town, which the Selectboard has the authority to accept without a town vote. Ch. Miller said the road has to already be a town maintained road in order to count as frontage. Mr. Sawyer said the Selectboard has not accepted a new town road without the vote of the entire town at a town meeting and questions whether it would pass. Mr. Duffield said they could work with the Rte. 12 frontage but the lots will have easements over them. Mr. Sawyer said Pinnacle View had to do some creative designing to achieve what they did. Ch. Miller said if the dead end ROW is greater than 600 ft. that also is not allowed in the ordinance.
Mr. DeCoste thought it would be better to have the lots configured more uniformly, if the road could be accepted by the town it would be better. Ch. Miller agreed but said the current zoning and policy of the Selectboard prevents the use of the ROW for frontage. Mr. DeCoste asked if an exception could be made? Answer was no, a variance would not apply either. Mr. Daviss asked if the retirement housing could legally be restricted to 55 and over? Mr. Franks said he needed to study that further. Ch. Miller said the senior housing overlay district had to address that issue also and they arrived at 62 to meet guidelines.
Mr. Bob Miller found it interesting that Mr. Franks was able to find a grocer that would be satisfied with a 40,000 sq. ft. store, the board has been under the assumption that 70 or 80,000 sq. ft. was needed. Mr. Franks and Mr. Duffield agreed and have found that 40,000 sq. feet is a viable size from the grocers they spoke with. Mr. Duffield said the new store in Peterborough is a 40,000 sq. ft. store. Mr. Franks said there is a great interest in a smaller down sized store because the community can support it and the grocer can afford it more easily.
Mr. Duffield thought the available infrastructure; capacity, commercial location and compatibility with the Tractor Supply site are all positives. Clearly they have issues with the condominium portion and road. They would need to coordinate with Tractor Supply as far as the ROW, match their curb cuts and center the road between the parcels. Ms. Aslinger asked if the parcel is still under the ownership of 504 Main St. LLC and do they plan on purchasing the parcel? Answer was yes. She said so this is very conceptual but asked if they expected the planning board to grant a site plan review before they purchase the property? Mr. Franks said he would like to know where they stand according to what is allowed so they can do due diligence to see if what he is proposing fits before he invests a substantial amount of money in the property. He hopes the board and community sees the value of the proposal so they can work together.
Ch. Miller thought the two main issues were the housing and frontage. Mr. Merklein asked about having housing in the back of the property and having only one access in and out. Ch. Miller agreed saying the regulations allows a dead end road to be no greater than 600 ft. with a cul de sac turn around. Mr. Duffield said the road is slightly less than 600 feet. If they need a second access for emergency access they could work with the State, there will be a traffic study no doubt, they would be open to an emergency access with possibly gates and bars. He said Mr. Franks was in the fact finding phase doing due diligence to find out what permits he would need and criteria to meet before finalizing any purchase including paying a current use tax. Mr. Sawyer thought the project had merit and seemed to address some needs he is aware of from the citizens.
Mr. Franks asked if the board needed any further information or what steps he needed to take. Ch. Miller said to address the concerns raised and return to the board with information as it becomes available.
II. C. Other new business: Mr. Cliff Harper, of Harper Environmental approached the board with the intention of submitting a site plan review application on the Potato Barn project. He said they have met with Mark Houghton and an electrician in regard to bringing temporary power to the building and water from the caretaker’s house. He said the application is being filed contingent on a meeting with the Selectboard Thursday 3/11 to resolve the septic system issue. He would like to move forward with the application because timing for construction is running out. Ch. Miller suggested rather than submitting the application for processing and running the risk of being delayed until the May meeting to go ahead and meet with the Selectboard prior to formally submitting the application, he thinks there are several complications that need to be resolved that pertain to the Selectboard’s issues that must be taken up before
the planning board can review the application. Mr. Harper said he didn’t want to loose another month.
Walpole Planning Board Minutes 3/09/10 page 5
Mr. Sawyer said they may have some federal requirements to meet and may need to do further investigation in order to be fair to the applicant and town. Mr. Harper said if they are delayed the project
may be on hold for another year because they won’t be able to do the construction in time for a potential tenant to open a gallery in June. Ch. Miller thought it was unrealistic to think they could construct the road off of Rte. 12 and prepare the space for a tenant by June. Mr. Harper said they weren’t planning on putting in the road in phase one of the project. Ch. Miller was concerned that not having access of Rte. 12 changed the original intent of the board’s consideration of the project a full reconsideration of the project may result. He said the development of the property counted on the access to Rte. 12 and the town actually voted on the access in and out. Mr. Sawyer read the Article that was voted on: “To see whether the Town will vote to advise the Board of Selectmen to lay out a new town road off Rte 12 just south of the old potato barn. This dead end road would provide access to the proposed parking lot of the barn would engineered constructed and maintained by the barns developer and would not be constructed until the financing of the barn project be insured.”
Mr. Harper asked if it was designed by the State DOT’s engineer assessment? Mr. Sawyer said it was his understanding at the time the Town could have one access to Rte. 12 when they put the bypass in and that’s the one that was approved. Ch. Miller said the board determined because of the amount of activity the barn project would create under the original plan it was decided to direct the traffic out of the residential area behind the barn, so it was the main reason the scale of the project was allowed. Mr. Sawyer said there might be an old ROW granted just for the use of potato storage. Mr. DeCoste asked if the new septic system is large enough to cover the scale of their entire project? Mr. Harper said it was designed for 30 persons, if they go beyond that they could tie into the municipal system possibly. Mr. Sawyer said he hasn’t had enough time to look at all aspects of the issues regarding the sewer connection but one area of concern is whether the grant of money to put in the town system that was federally funded is under a strict agreement that anyone within 100 ft. of the line regardless of when they installed a septic system you must tie in, the bond is still in effect. That needs to be resolved before the Selectboard can make a determination. Ch. Miller strongly recommended allowing the Selectboard to do their research in order to be fair to Mr. Harper and the town. Mr. Harper thanked the board and will meet with the Selectboard on Thursday as scheduled.
- Discussion: Ch. Miller called for any other new business and recognized Mr. Hurlburtt. Mr. Hurlburtt explained his discussions at the back of the hall with Mr. Hurd regarding the need to sprinkle their proposed building. He said his concern isn’t necessarily the building but it is a life safety factor for the occupants of the building and his fire fighters. As far as he’s concerned the protection of the building is minute compared to the persons who respond to a fire, they are our neighbors and friends. Every developer factors in cost of maintenance. It also provides for the extension of the water line whether a developer does it or the town to serve a growing area. The codes he talks about are minimum requirements, they (Hutton) won’t go into a larger town like Keene without meeting sprinkling requirements such as Uno’s or Applebee’s that are 6 and 8000 sq. ft. buildings. He said the State adds a few tidbits to the National code but since they can’t enforce it they “deed the authority having jurisdiction” which is 99% of the time the Fire Chief who then has the authority to make the request. He likes the idea that development is happening in Walpole but feels the safety of persons in the building and our firefighters is paramount to whatever costs are incurred, whether it be $80,000.00 to bring town water to the site or the cost of $2.00 per sq. ft. for the sprinkler system.
Ch. Miller said the report from the Fire Chief according to the site plan regulations mainly addresses whether there is an adequate source of water to protect the building/site. Mr. Hurlburtt said the Keefe property is heavily watered so it shouldn’t be a problem locating a well. In addition Tractor Supply is bringing the 10” water lines to the bottom of Ballam Farm with a hydrant and “t”, they will cross the road and install another hydrant that will serve their sprinkled building, it was their idea and didn’t blink at the cost. He thinks Mr. Hurd needs to take another look at whether they can afford not to sprinkle the building.
- Discussion: Mr. Sawyer mentioned his concern that while the minutes from the last meeting are written correctly he doesn’t want to place blame associated with the Potato Barn question regarding their septic system passing through the Selectmen’s office staff. He thinks it was an honest miscommunication perhaps the question was not as specific as it could have been. Ch. Miller agreed to have it so noted.
Walpole Planning Board Minutes 3/9/10 page 6
III. Planning Discussion
A. Master Plan Update - Sec. Aslinger and Ch. Miller have spoken with Lisa Murphy, she would like to appear before the board at the April meeting to submit a draft. She’s had some conflict with Avatar trying to come up with current data to fill in the charts but should have some results or an alternative. Board suggestions to the rough draft are to be discussed at the work session 3/23/10. Mr. Sawyer noted that it was recently discovered that the current zoning ordinance is conflicted under some of the road names and designations due to implementing 911, but until a housekeeping amendment can be made in 2011 the boards will need to be aware of the areas and work under the old map and ordinance as it’s written.
B. The work session is scheduled for March 23, 2010, Mr. Daviss reports that there will be a special guest, Eric Smith from SWRPC to talk about “Creative Economy” the arts and crafts economy brings about 16 million dollars into the State and about 500 jobs. He’ll talk about how our area can capitalize on it and tie it in with economic development.
C. Mr. Sawyer attended a DOT transportation committee meeting regarding busing mostly directed at larger municipalities such as Nashua.
IV. Communications and Miscellaneous
A. Handout - OEP Spring Planning and Zoning Conference for Saturday May 8
B. Sec. Aslinger announced that she is resigning as Secretary and Regina Borden will take over her duties as of April 1st. She has been the boards back up secretary and is the Selectboard’s recording secretary so she is well versed in town matters. Members thanked Mr. Aslinger for her contribution to the board over the past 5 years.
C. Ch. Miller announced a meeting Tuesday March 16th for the SWRPC at Papagallo’s for anyone that wants to attend. Sheldon and Whitney are planning to go.
D. Eric Merklein announced his departure from the board after many years and wished the newly elected Peter Kinney good luck on joining the board. He asked if he could be considered for an alternate. Mr. Sawyer said two persons had approached him as well for consideration, Ed Potter and Jeff Michaud.
Mr. Daviss asked how many alternate seats are open? Answer is two if Mr. Lounsbury remains.
Membership will be discussed and election of officers will take place at the April meeting.
V. Meeting was adjourned at 8:50pm
Then next regular meeting of the Planning board will be held on Tuesday April 13th, 2010 at 7pm in the Town Hall meeting room.
PB, ZBA, WCC, BOS, M. Houghton, C. Harper, G. Young, T. Duffield, L. Murphy, R. Borden
Ed. Note: Here are Pam Aslinger's extensive notes from last week's Planning Board meeting. Very intersting! CCB
PLANNING BOARD
Walpole, NH 03608
MINUTES: Regular Meeting Tuesday, February 9, 2010 - 7pm Town Hall
Presiding: Jeff Miller, Ch. Members Present: Bob Miller, V-Ch., Ben Daviss, Dave DeCoste, Henry Fletcher, Sheldon Sawyer, Sel., Eric Merklein, Alternates: Donn Lounsbury, Jeff White, & Steve Dalessio. Recording: Pamela Aslinger, Sec./alt.
These minutes are unapproved and will be reviewed at the March 09, 2010 meeting for errors, corrections and omissions. There were 7 persons in the audience.
I. Meeting opened at 7:00pm
A. Roll call, all members were present, no alternates designated.
B. Minutes - Mr. DeCoste made a motion seconded by Mr. Daviss to approve the
minutes as presented. All were in favor, motion carried.
C. The board reviewed board openings for 2010, Bob Miller and Eric Merklein’s terms
expire in 2010. Mr. Miller has filed for re-election and Mr. Merklein stated he would not be running for re-election. Mr. Lounsbury and Ms. Aslinger’s terms as alternates expire in 2010. Ms. Aslinger asked not to be reappointed as an alternate.
II. New Business
A. Cliff Harper, PG of Harper Environmental was present to ask questions about developing the Potato Barn, specifically about the site plan and town requirements regarding the recent installation of a private septic system and whether they violated a town ordinance.
Ch. Miller gave an overview of the proposal based on information from a Site Plan Review for a restaurant and office space granted on 11/14/1995 to Cynthia Reeves. It showed the commercial development was to tie into town water and sewer and on the condition a traffic study be performed to ascertain whether a driveway cut could be obtained from the State for access. He said he believed the access was granted and Mr. Sawyer agreed, but questions whether it is still in effect, thinking there might have been a time limit. He said that the cut was granted by a Town vote via a warrant article because the Town was given a one time cut when Rte. 12 was built. He thought there was a 1 year limitation if it has not been vested.
Ch. Miller reported that a meeting between various town departments took place last week to address a number of miscommunications in the building permit process in general and specifically on the Potato Barn project especially in regard to the incorrect installation of a private state approved septic system. The town has a “Sewer Use Ordinance” that requires properties within 100 ft. of the municipal sewer system be connected but it seems the engineers on the project were not aware. Despite the issue of the septic system he urged the board to consider the age and validity of the 1995 Site Plan approval and thought a new Site Plan Review was warranted. The board agreed that the 1995 site plan is out of date and invalid. Ch. Miller asked Mr. Harper to update the board on the status of the project.
Mr. Harper stated he is the geologist/principal for Harper Environmental in Bridgewater Corners, VT. His involvement in the project began a couple of years ago while helping the owner Steve Rudek of Sacramento California resolve drainage issues and the environmental residual impacts with NH Dept. of Environmental Services on the site. Because he himself has an interest in restoring old barns he remained a part of the project advising Mr. Rudek on how to proceed in developing the property into commercial office space as well as preserving the structure. He said Mr. Rudek met with Cynthia Reeves the previous owner in December and they talked about her intentions for the site. His question for the board is whether they were supposed to tie into the town sewer system. He said he is well qualified to work with regulations and also works with
Walpole Planning Board February 9, 2010 page 2
other engineers familiar with the state requirements and permitting process. He showed the site plan design for the septic system submitted to the state. He gave the septic system project to Chris Leister from Hogg Hill Designs to design and install. Mr. Harper asked Mr. Leister what his procedure is in order to apply for the state permit. Mr. Leicester is required to check with the town before he submits a plan to the state. In late August he spoke with a woman at the town office and asked if the town needed a copy of the plan, the response was no so they filed the application. Once the application is reviewed by the state they (the state) sends three copies of a form letter known as an “Approval for Construction” as a notice. One each was sent to the owner Steve Rudek, Walpole Board of Selectmen and Chris Leister. He handed the board a copy of the form that was dated 9/16/2009, (on file). Mr. Harper said usually by calling the town, if the town wants to see the plan they send a copy of the plan and get feedback before the application is sent to the state, in this instance the town did not ask to see the plan so they filed the application.
Ch. Miller in summary said, because you and/or the state recieved no feedback then it was assumed you could do the install once permitted. But now that there has been discussion on the septic system it’s become known about the Sewer Use Ordinance from 1985 and the requirement to tie into the municipal systems if you are within 100 ft. of the lines. He thought the lack of communication between the town departments had led to this situation. If upon their initial call they were told an ordinance existed requiring them to tie into the system they would have avoided installing an expensive septic system that violates a town ordinance and secondly if the “Approval for Construction” letter had been brought to the attention of the Selectboard they could have notified the state and prevented the install. He thought because of the miscommuni-cation at the Selectboard’s office Mr. Harper was not at fault and hopes the Selectboard and water and sewer department can resolve it bearing in mind the expense Mr. Rudek has incurred by installing a private septic system.
Mr. Sawyer said the BOS never received a copy of the “Approval for Construction” for review and defended the office staff. He was aware that a change in personnel might have added to the lack of communication. Mr. Harper said they called in late August. Mr. Sawyer said if the Selectboard had received the state notification they would have sent it on to Mark Houghton the water/sewer commissioner, who would have sited the requirement in the ordinance.
Ch. Miller asked Mr. Harper how he was planning to proceed. Mr. Harper said they’ve done some investigation and rehabilitation in the ell, drainage in the piggery and granary sections. The owner isn’t clear exactly what he will do with it but wants to develop it into some type of commercial space and wants to put some money into it to prevent it from deteriorating or falling down. Because Mr. Rudek wanted to begin by getting water/sewer and electric in place Hogg Hill Design engineer Mr. Leicester created a site proposal and went to the fire and water departments to get an idea of what the costs would be to bring in electric and water, then they could decide what to develop first. He called the town office in December and asked if he needed a permit to pour cement for foundation work. He was told he did not because they were not changing the footprint. Right after the septic was installed in early December they poured the foundation and put in radiant floor heat in order to create a couple of office areas. The intention of the owner is to bring in water and electric to begin phasing the project. They want to use the carriage house as a beginning point for the water lines to the basement of the piggery and power to the barn for temporary lighting over the next couple of years. He said Cynthia Reeves contacted Mr. Rudek last week about renting the ell section for an art gallery in the spring. Taking Ms. Reeves needs into account they thought the piggery, granary and ell could be their focus. Mr. Harper asked the board if they could develop a site plan by using the carriage house as a beginning point to access water and power for the basement of the piggery. He said they would sprinkle it but may not have the water pressure at first to operate it. His engineer has a subsurface license. He submited a preliminary design/drawing to bring the water to the site and questioned where the water line came in from? Mr. Sawyer asked if he had
Walpole Planning Board Minutes February 9, 2010 page 3
spoken with the water superintendent, that he would have the final say. Mr. Harper said they have an ongoing discussion with Mr. Houghton and the fire department that his engineer was in the process of designing the plans when the septic install became an issue.
Ch. Miller recommended that Mr. Harper and Mr. Rudek formulate the overall plan for the project and include a phased development if needed and submit a completely new site plan review application to the planning board so the process can go through the proper channels and include all the town departments. He said if it is a phased project time limits will need to be set and they need to check with the state about the access off Rte. 12 to determine whether it is still in effect. Mr. Harper said they checked with the state about 6 months ago and found it was granted possibly with a one-way only access. Mr. Sawyer thought it had been approved for two-way traffic. Sec. Aslinger said they could download a copy of the site plan review regulations from the town website. Submission of the application must be made at a meeting held on the second Tuesday of the month.
Mr. DeCoste asked for clarification on the septic and how a private system was allowed and where it stands? Mr. Harper said it was installed in early December and is an “enviroseptic” system. Ch. Miller said the system is in question because it violates the town ordinance and that it’s possible they may want to tie into the town’s system at some point because it may not be adequate for the scale of development they may propose. Mr. Harper said the design of the system allows for expansion. Ch. Miller and Selectman Sawyer agreed that the town and water commissioner need to work out where the issue stands in regard to the violation of the ordinance even though Mr. Harper was not at fault. Ch. Miller reiterated that a new site plan review is required, that it is the town’s obligation to work with them in regard to the septic system and if the development is phased, time limits with exact details of what work will be done at each phase is spelled out so it doesn’t create a larger impact than intended and that all town departments are aware of the projects scope. The first phase should be the overall intended concept with more specifics on the future phases. Mr. Harper asked if he could borrow a copy of the 1995 plans, he was given one of the plans from the folder. Mr. DeCoste asked if they were going to do basically what was originally planned? Mr. Harper said the restaurant was not going to be part of the plan, most likely just office and retail space.
Mr. Sawyer said they must speak with the water commissioner as soon as possible and resolve the issue of the septic. Ch. Miller said now that everyone knows what actually happened and how it happened the various town departments could adjust their procedures to prevent this kind of error in the future. He said there were at least two places they could have been informed and were not, if the Selectboard had given them the correct information they probably would have preferred to tie into the municipal system at a lesser cost. He suggested that the procedures within the Selectboard’s office should be reviewed, when a call comes in it should be referred to the actual department head for a final and correct answer. He thought in this case because they installed a state approved septic the town should make an exception.
Mr. Sawyer said they would work with them to mitigate the situation mentioning a past experience with the zoning board who gave out erroneous information that led to a lawsuit, something he wants to avoid, so it will have to be considered carefully and fairly.
Ch. Miller instructed Mr. Harper to work with the town to mitigate the septic issue and to submit a site plan review application to the board. Sec. Aslinger asked Mr. Harper if he was aware that the kind of development they were planning requires a site plan review approval prior to any construction taking place? Mr. Harper asked about the concrete they poured. Ch. Miller said preservation or maintaining the building within the existing footprint of the building would not trigger a site plan review. However a change in use or expansion of use at a cost of more than $10,000.00 requires a site plan review approval from the planning board on all commercial development.
Walpole Planning Board Minutes February 9, 2010 page 4
Mr. Hurlburtt thought the Selectboard’s office may have misinformed them when they called about needing a permit for pouring the concrete and were told as long as it was within the same footprint and cost less than $10,000.00 they did not need a permit. He thought once they poured the concrete with a change of use in mind they would in fact need a site plan review. Ch. Miller, Ms. Aslinger and Mr. Sawyer agreed saying the change/expansion in use is what constitutes a site plan review before other facts are considered such as cost and footprint. Ms. Aslinger gave the example of going from a storage barn to a commercial office or retail space as a change in use that triggers the site plan review approval. The approval must be granted before any construction takes place on the site, which in the potato barn case is in a grey area because of the maintenance on the building. She thought it was good to be discussing the project at this time in its planning stages.
Mr. Harper asked if by using the carriage house on Homestead to run power and water to the barn and converting it to a single family residence whether it would need a site plan review approval? Ch. Miller said he thought the property is all in the commercial district and single-family residence is an allowed use. Ms. Aslinger said if it remains as part of the entire project as a caretaker’s residence then it would need to be included in the site plan review proposal unless it was subdivided onto its own lot and used for a residence only. Mr. Sawyer agreed. Ms. Aslinger thought the site plan review regulations would spell out the needed information required to obtain an approval. They should come in with as much information as possible on the plans encompassing the entire site plus present and future plans.
Mr. Harper thanked the board for their time and will be in contact about submitting the application at an upcoming meeting. He was reminded that the board meets the second Tuesday of each month.
B. Shaw’s Supermarket - Sec. Aslinger presented the board with a cover letter and plan from Susan J. Belcher, Yarosh Associates Inc., Mashpee, MA in regard to Shaw’s Supermarket on Rte. 12 N sent to the Selectmen’s office as part of an application for a building permit. Ms. Janet Clough, the Office Manager for the town shared the information as part of her effort to keep the various boards and departments aware of projects that may involve them. Sec. Aslinger reported she had spoken to Ms. Belcher several weeks ago about the project and whether they needed a site plan review. The plans submitted with the building permit confirm that they are doing an interior remodel with no expansion of product offerings or floor space, no exterior changes except for improving the existing entrance cart ramp and 2 stairways in the rear. They are planning to paint the exterior. Sec. Aslinger said that she and Ms. Belcher reviewed the site plan regulations and determined that the remodel would not require a site plan review. Sec. Aslinger thought it important for the board to be aware of the plan and be in agreement that the proposal does not require a site plan review before the building permit is issued.
Mr. Herb Hurlburt commented that it was commercial construction and the building is badly in need of a fire alarm. Sec. Aslinger read from Ms. Belcher’s letter stating, “At this time, we have also applied for Health Department review and have requested review by the Walpole Fire Chief, Richard Hurlburt. All approvals will be forwarded upon receipt”. Mr. Hurlburt said they have not yet received a request. He said this is what was discussed at the group meeting about how a letter can state something but it doesn’t mean it’s been done. Mr. Sawyer said a building permit is never granted unless the departments involved have given their approval especially involving the fire department. Mr. Hurlburt said trailers have arrived and forklifts are moving at the site.
Sec. Aslinger said the next step is to return the plans to the Selectboard with the board’s acknowledgement that it does not require a site plan review. Zoning Chairperson Myra Mansouri said she had spoken to them by phone a month ago about potential zoning issues and she wanted to make sure they weren’t expanding into another part of the building, they had discussed the possibility and that she referred them to the planning board. Sec. Aslinger said she extensively
Walpole Planning Board Minutes February 9, 2010 page 5
grilled Ms. Belcher on the plans both parties using a copy of the site plan regs as reference and she has double checked the plans in detail to make sure they are as discussed. The plans indicate no expansion or change in use it is only an interior remodel and will not requiring a site plan review.
III. Planning Discussion (7:50pm)
A. Master Plan Update - Lisa Murphy from SW Regional Planning Commission was present to discuss the draft of the updated Land Use Section for the Master Plan. She handed out copies of the draft and asked the board to consider the tables on the land use categories pages 9, 10 & 11. In order for her to compare apples to apples she is working with the Selectmen’s office to get the accurate data on critical information. She said her GIS person has clearance to access the assessment information from Avatar. It will take a couple of hours to extract and compile it. She mentioned some changes and has discovered a discrepancy in the number of houses and acreages with OEP’s records, the town may be missing several parcels.
Ch. Miller suggested the board review the first draft and discuss it at the work session to be held February 23, 2010 and forward the results to Lisa, perhaps she’ll have the other info gathered and can incorporate it into one final draft, the board agreed.
Mr. Delessio asked why the comparison dates were 1985 and 1999? Ms. Murphy said those were the dates of the original plan and the last update. They would remain in place to create a data baseline and growth trends. Mr. Schupack asked how do they determine the current data? Answer was through the assessment data. Mr. Lounsbury suggested adding an 11 x 17 town map to the document. Unfortunately there are no base maps for Walpole and they are quite costly, $60K - $90K. Mr. Sawyer said they have considered having maps created and recently held a presentation given by Cartographics. Ms. Murphy said SWRPC also provides mapping services usually at a lesser cost because of membership. She said there is some limited data sharing among the assessors that can help reduce costs.
Ms. Murphy asked the board to consider items on page 12, to please update the information in a general way and to forward comments to her after the work session. Mr. Schupack asked if the board could access the building permits to determine what types of changes have been made to commercial and industrial operations. Mr. Sawyer said yes they are in the office. Ms. Murphy said she was looking for a general idea, not an inventory of every use. However, if the board wants a more detailed list, it can be added. Ms. Aslinger offered to search the building permits and make a list of changes for the board to consider at the work session.
Ms. Murphy asked the board to extend the completion date to March, the contract states it as February. The board agreed to the extension.
C. Other - Mr. Daviss asked Ms. Murphy about another question raised at a work session on “spot zoning”. Is it always a bad idea or can it be done better? Mr. Sawyer asked for a definition of “spot zoning”. Ms. Murphy said it can be a single building use that is surrounded by other uses sometimes it occurs as a grandfathered zoning but not always. It isn’t a good idea to create new areas. Mr. Sawyer thought an instance of spot zoning was good when it provided for an employer to locate a business within reach of its employees. Ms. Murphy said that was considered a “mixed use” zoning. Mr. Daviss said they were thinking of taking each undeveloped lot along Rte. 12 South and designating it as separate zone based on its potential, he asked if they should consider mixed use or clever spot zoning? Ms. Murphy said mixed use would be the way to go. The trouble with spot zoning is it will affect someone in a negative way and the buffering requirements could be very difficult. Mr. Delessio thought spot zoning could lead to conflicts with the Master Plan. Ms. Aslinger said another type of spot zoning was when someone owned a piece of residential land and decided to make it industrial by petitioning the town to vote to change the zone, if the town voted in favor then spot zoning occurs. There are
Walpole Planning Board Minutes February 9, 2010 page 6
legal problems with spot zoning because it doesn’t protect the surrounding property owners and leads to lawsuits. That is the negative outcome of spot zoning and why it should be avoided. Mr. Sawyer thought the zoning change from commercial to residential on Dearborn Circle was spot zoning that worked. Ch. Miller said the board recommended the change that was requested by the property owners to reflect the actual use and to protect the residences so it was not a spot zoning per se. Ch. Miller said the ordinance allows spot zoning by the special exception provision. Ms. Murphy said the special exception process is favored over spot zoning because it adds many more layers, restrictions and safeguarding such as buffering. She warned against use variances that can also allow spot zoning. Ms. Mansouri thought use variances were no longer allowed, but Ms. Murphy disagreed.
Mr. Daviss asked Ms. Murphy to provide the board with suggestions on ways to zone mixed uses that are compatible with the law for lands along Rte. 12 South. She said she would compile some information and forward it to him. Eric Smith will be coming to the work session in March, he can offer some examples also. Mr. Schupack thought it is very important how mixed use defined.
Ch. Miller thanked Ms. Murphy for her time and reminded the board to review the materials and attend the work session being held 2/23/10 at 7pm in the basement office.
Ed. Note: Thanks to secretary Pam Aslinger, here are the minutes of last Tuesday's Planning Board meeting. CCB
PLANNING BOARD
Walpole, NH 03608
MINUTES: Regular Meeting Tuesday, January 12, 2010 at 7:00pm - Town Hall
Presiding: Jeff Miller, Ch. Members Present: Bob Miller, V-Ch., Ben Daviss, Dave DeCoste, Henry Fletcher, Donn Lounsbury, alt., Steve Dalessio, alt. Members Absent: Sheldon Sawyer, Eric Merklein, Jeff White Recording: Pamela Aslinger, Sec./alt.
These minutes are unapproved and will be reviewed at the February 09, 2010 meeting for errors, corrections and omissions. There were 4 persons in the audience.
I. Meeting opened at 7:00pm
A. Roll call - Steve Dalessio was designated for Eric Merklein
B. Minutes were approved with a correction regarding sign preference for the Tractor Supply project. See page 2 second paragraph halfway down: “Mr. Jeff White and Mr. Merklein suggested it not be interior lit but resemble the Pinnacle View “Kubota” lighting.” Amend to read: “Mr. Jeff White and Mr. Merklein suggested it not be interior lit and not resemble the Pinnacle View “Kubota” sign on a 20 ft. post. Mr. White preferred a 5 ft. total height off a concrete pad, exterior lighted carved look sign with shrubbery thereby avoiding another strip-mall tower sign.”
II. Review Application Submitted - Once an application is accepted as complete, the meeting is closed and the public hearing is held. Once the hearing is closed the meeting is re-opened and the board may take action on the application by approving, disapproving or delaying final action.
A. Ronnie Kingsbury and Janet Bisson - Minor 2 lot subdivision and lot line adjustment - located on Kingsbury Rd. Map 8 Lots 120 & 113 in the rural ag. zone. The proposal divides Lot 120 in to Lot 1 of 30.91 acres with the existing house an creates Lot 2, a back lot, of 12.82 acres. Road frontage and access for Lot 2 is created via the lot line adjustment between Lot 113 and 120 by adding a strip of land with 200 ft. of frontage. Frontages, setbacks and lot sizes meet the requirements for the zone.
Ch. Miller called for a Secretary’s report. Sec. Aslinger reported that the application, fees and final maps were received prior to the deadline as agreed with postings and notifications made according to the required timelines. Ch. Miller called for a motion to accept the application as complete, it was so moved and seconded, all were in favor, motion carried.
Ch. Miller closed the meeting and opened the public hearing (7:08). Mr. Bill Lawrence presented for Mr. Kingsbury who was present in the audience and provided an outlined map for the board showing the lot configurations and described the proposal as above. Ch. Miller called for comments, hearing none closed the public hearing and re-opened the meeting (7:11).
Ch. Miller called for board comments, hearing none called for a motion to approve the proposal as presented. Mr. Fletcher so moved and was seconded by Mr. Daviss, vote called, all were in favor, motion carried.
The maps and mylar were signed with Mr. Lawrence agreeing to record the mylar at the registry of deeds in Keene and report back to the secretary as proof of recording with the recording numbers.
III. Old Business
A. 504 Main St. LLC/Tractor Supply - Review conditions of approval from 12/08/09: State Alteration of Terrain permit, driveway permit, and discuss Zoning Confirmation letter request. Mr. Dave Bergeron, engineer - Brickstone Masonry was present to answer questions. Members reviewed the approved permits for Alteration of Terrain and the Driveway/Cuts, with both being in order and meeting the conditions for approval of the site plan. Mr. Alexander via e-mail requested that the board and/or zoning board to fill out a zoning
Walpole Planning Board Minutes 1/12/10 page 2
confirmation letter stating that the project meets the requirements of the zoning ordinance. Ch. Mansouri of the Zoning Board asked about one of the questions regarding the sale of bulk propane, whether is was included in the site plan. Mr. Bergeron answered that it was not included on the site plan, that they do not have intentions of selling bulk propane but would like the option in the future. Ch. Miller and members agreed that Tractor Supply could sell bulk propane in the future without amending their site plan, that the town and state requirements regarding the sale of bulk propane would be adequate. Ch. Miller added that projects in the past such as Agway have added propane sales without further planning board action or including it as part of their site plans. Ch. Mansouri will complete the form with a copy to be faxed or mailed to Mr. Alexander. Copies of the form will also be included in their site plan folder.
IV. New Business - No new business was presented.
V. Planning Discussion
A. Master Plan - The board instructed Sec. Aslinger to contact Lisa Murphy and
schedule her to appear before the board at the Feb. 9th meeting.
B. A work session was scheduled for January 26th at 7:00pm to discuss the commercial zone and economic development.
C. Vilas bridge letter, pending.
VI. Communications and Miscellaneous
A. Ch. Miller announced that the board’s budget was presented to the Selectboard and the SWRPC dues are officially part of the general budget line item as opposed to bringing it to the voters as a warrant article each year.
B. Mr. Daviss reported that Mr. Merklein has been in contact with Mr. Dan Mandich who is opening a slaughterhouse in Westminster, his plans are going forward but he would like to speak with Walpole’s farmers about raising beef because he is short of beef processing needs. Mr. Merklein wanted to invite him to the work session to discuss it with the board and invite the Town’s farmers. Members agreed it was not part of the board’s function and suggested he consider an organization such as the Grange. Sec. Aslinger, member of the Grange will bring it up at their next meeting on 01/19/10.
C. Sec. Aslinger reported that Mr. Sawyer wanted the board to know the Selectboard voted to approve the ERZ economic overlay encompassing the existing zoning designations. Any new or existing businesses are now eligible for state tax incentives and should contact the Dept. of Economic Resources.
D. Ch. Miller announced a meeting being held at the North Walpole School 1/13/10 at 6pm in regard to NH Dept. of Transportation’s project to improve Rte. 12 from Lentex to Rte. 12A, for those interested.
Ed. Note: Thanks to Board Secretary Pam Aslinger for this agenda for the January 12 Planning Board meeting. CCB
PLANNING BOARD MEETING
Tuesday, January 12, 2010 7:00pm Town Hall
AGENDA
I. Open Meeting
A. Roll Call - designate alternates
B. Approve minutes of 12/8/09 (correction)
II. Review Application Submitted - Once an application is accepted as complete, the meeting is closed and the public hearing is held. Once the hearing is closed the meeting is re-opened and the Board may take action on the application by approving, disapproving or delaying final action.
A. Ronnie Kingsbury and Janet Bisson - Minor 2 lot subdivision and lot line adjustment - located on Kingsbury Rd. Map 8 Lots 120 & 113 in the rural Ag. zone. The proposal divides Lot 120 in to Lot 1 of 30.91 acres with the existing house and creates Lot 2 a back lot of 12.82 acres. Road frontage and access for Lot 2 is created via the lot line adjustment between Lot 113 and 120 by adding a strip of land with 200 ft. of frontage. Frontages, setbacks and lot sizes meet the requirements.
III. Old Business
A. 504 Main St. LLC/Tractor Supply - Review conditions of approval from 12/8/09: State Alteration of Terrain Permit - granted. Driveway Permit - granted. Zoning Confirmation letter request/inquiry.
IV. New Business - None scheduled as of posting, may change.
V. Planning Discussion
A. Master Plan - Land Use update
B. Work Session for January 26, 2010?
C. Other
VI. Communications and Miscellaneous
A. Handouts, announcements and other
VII. Adjourn Meeting - Next regular meeting to be held February 9, 2010 - 7:00pm Town Hall
cc: PB, ZBA, WCC, Town Offices, BOS
Posted: Town Hall, Lobby, Burdick’s Mkt. & www.walpolean.com
MINUTES: Regular Meeting Tuesday, December 8, 2009 at 7:00pm - Town Hall
Presiding: Jeff Miller, Ch.
Members Present: Bob Miller, V-Ch., Eric Merklein, Ben Daviss, Dave DeCoste, Henry Fletcher, Sheldon Sawyer, BOS, Jeff White, alt., Donn Lounsbury, alt.
Recording: Pamela Aslinger, Sec./alt.
These minutes are unapproved and will be reviewed at the January 12, 2010 meeting for errors, corrections and omissions. There were 17 persons in the audience.
I. Meeting opened at 7:05pm
A. Roll call, all regular members were present, no alternates designated.
B. Minutes - were passed over until the end of the meeting.
II. Review applications submitted - accept/reject/delay Procedural note: once an application is accepted as complete the meeting is closed and the public hearing is held. Once the hearing is closed the meeting is re-opened and the board may take action on the application by approving, disapproving or delaying final action.
A. 504 Main St. LLC, owner & Primax Properties, LLC/Brickstone Masons, eng. - Site Plan Review located on Rte. 12 NE Map 12, Lot 13-2 in the commercial zone. Proposal is to construct a 19,000 sq. ft. retail space for Tractor Supply Co. with access via a 50 ft. right of way across Lot 13 owned by 504 Main St., LLC. Town water and sewer will be extended to the lot. All state and local permits have been applied for. Two waivers requested: a reduction in landscaped parking islands and changes to landscaping material location.
Ch. Miller asked for a secretary’s report as to the completeness of the application and noted that a motion to accept the application as complete would also accept the two waiver requests. Sec. Aslinger reported the application complete with fees, materials and abutter notification in place. Ch. Miller called for a motion to accept the application as complete, so moved and seconded. Without further discussion he called for a vote, the vote was unanimous, motion carried.
Ch. Miller closed the meeting (7:08) and opened the public hearing. Mr. Dave Bergeron of Brickstone Masons introduced himself and Mr. Frank Alexander of Primax Properties. Mr. Bergeron gave the presentation referring to the maps giving the location and review of the previous subdivision and the shared driveway. The curb cut application has been submitted to Dept. of Transportation, he submitted an e-mail from the Dept. stating Kevin Belanger will be issuing a permit based on the driveway plan as shown. (on file). He pointed out the parking lot and a large concrete pad to house items too large to fit in the building such as fences and gates, the landscaped parking islands, how the driveway curves around to the loading area and docks at the rear. He reviewed the grading and drainage plan that slopes off the highway, retention strips, infiltration swales and the parking lot in the front will be porous concrete to allow for infiltration directly into the ground. The rear of the building will have a roof drain system into pipes to a retention pond. They have submitted an application to the State for an Alteration of Terrain permit and they have received a draft letter of comment from the agency and are awaiting a comment from the CT River By-ways commission, once received they will be able to finalize the permit. The suggestions so far have been minor and all aspects will meet the regulations. He referred to erosion control plan, test pits, infiltration rates and silt fences that will contain all construction work within the site. Utilities plan show a propane tank and the underground electrical to a transformer both in the rear. Water and sewer will be brought in from the street as shown, the water will need to be extended from Walgreen’s on the west side and crossing under the highway to the site. They decided to bring the water down in order to meet the requirements of Tractor Supply to have adequate fire protection. He showed handicap
Walpole Planning Board Minutes 12/08/09 p. 2
parking, sidewalks and landscaping locations. They addressed an area of concern by an abutter on the north corner for added screening by adding another 20 arborvitae trees. He discussed the lighting with light poles being within the perimeter and along the outside of the building; all are full cutoff downward light fixtures without spillage onto adjacent properties. He asked the board to consider which of the four color configurations on the building elevations they would prefer. All were lighter color on the top with a clapboard siding and a darker color on the 4ft. concrete lower portion of the building. The colors ranged from white to a warm sand or grey. Mr. Alexander noted that selection #1 white with grey was the preferred color more in line with their logo colors. Mr. Bergeron concluded his presentation and Ch. Miller called for questions from the audience.
Mr. Steve Dalessio asked about the sign if it was lighted and the height of the roadside sign? Answer was yes the building sign is lighted internally and the roadside sign will meet what the regulations require. Mr. DeCoste asked about the size of the outside display area? Answer was 15,000 sq. feet inside the fence and it’s a concrete slab for a total area is 39,000 sq. ft. of store area. Mr. Jeff White asked about the sign location? Answer was the sign would be where the barn exists and lit the same hours as the store is open with an hour ahead and after closing. Mr. White asked if it was interior lit? Answer was yes an interior cabinet lit although Mr. Alexander stated Tractor Supply handles their own signage with the respective town board. They typically ask for the largest sign allowable within the town requirements and pole mounted. Mr. Merklein asked about the type of fence and whether shrubs would surround it? Mr. Alexander answered that it would be a standard chain link fence without further landscaping around it other than what’s shown on the plan. He noted the area is over 300 ft. from the road. Mr. Merklein asked when the board could give input on the signage? Sec. Aslinger noted that Tractor Supply will appear before the zoning board on signage if members wanted to give input it would be during zoning board deliberations. Mr. Jeff White and Mr. Merklein suggested it not be interior lit but resemble the Pinnacle View “Kubota” lighting. Mr. Dalessio asked about dumpsters, Mr. Bergeron showed the location on the map to the rear of the building. Mr. Merklein asked how long the interior lighting would be left on and if they back off on some of it? Mr. Alexander said they are very energy conscientious with computer-programmed lighting but he wasn’t absolutely certain of the exact details. He did say he thought it was around 50% of the day lighting. Mr. Lounsbury asked about oil spillage during repairs? Answer was that they do not repair or sell tractors despite their name. Mr. Merklein asked about the specific exterior treatment. Mr. Alexander said what’s proposed is a more rural look, with the lower section being 4 ft. of masonry to protect the building and the upper is Murox panelized system covered with a lap sided clapboarding in the front and a vertical wood siding along the sides and rear of the building. He’s not certain if it’s going to be Hardy Plank or another product, they are still pricing it out.
Sec. Aslinger asked if they had a list of permits that are still pending? Answer was just the two mentioned above, DOT and Alteration of Terrrain. She asked where they stood with the water department, had they spoken to the fire department and conservation commission? Answer was they had spoken with the water department, Mark Houghton, they have agreed to the location and type of equipment required as the new set of plans reflects. They have spoken to the Fire Department Chief who looked at the building plans and will make suggestions as to needs when they are further into the construction phase. They did not contact the conservation commission. Mr. Sawyer noted the fire department is considered during the building permitting process. Mr. Daviss asked Mrs. Mary Lou Montgomery of the conservation commission who was present if the commission had any comments. Mrs. Montgomery stated they chose not to take up the proposal but they have been contacted by the Connecticut River By Way Commission in regard to the proposal that is tied in with the State alteration of terrain permit. Hearing no further comments Ch. Miller closed the public hearing. (7:30pm)
Walpole Planning Board Minutes 12/08/09 p. 3
Ch. Miller called for board comments and action. He reminded that the pending permits from DOT and Alteration of Terrain should be included as a condition of final board action. He also requested that the board include selection #1 of the color scheme in any final action taken. Mr. Sawyer moved to approve the site plan review as presented with color choice #1 and pending receipt of the NH Dept. of Transportation permit and NH Alteration of Terrain permit. Mr. B. Miller seconded. Ch. Miller called for discussion.
Mr. Merklein asked the board to consider requiring a performance guarantee as suggested by SW Regional Planning Commission, NH State RSA’s and site plan regulations. Ch. Miller asked him if he wanted to amend the motion on the floor. Mr. Merklein moved to amend the motion to require the applicant to provide a performance guarantee. Ch. Miller asked in what form to cover what costs? Mr. Merklein said in an amount to cover the costs of utilities, streets and sidewalks as referenced in the regulations and RSA’s. Mr. Daviss seconded the motion however he asked for the board to determine the exact language of the request.
Ch. Miller said it was not in the board’s ability to set the language at this time and referred to the Town of Walpole Site Plan Review regulations under Section XI “Performance Guarantee” which states “...the planning board may require the posting of a security in an amount sufficient to defray the costs of construction of streets and public utilities.” He concluded that no streets are proposed and the public utilities (water) are being extended at the applicant’s cost to benefit their own fire protection needs so he does not feel it is applicable on this application to require a performance guarantee. Mr. Merklein disagreed. Ch. Miller restated the ammendmentto the motion, called for further discussion, hearing none called for the vote. Two were in favor, 5 opposed, motion failed.
Ch. Miller restated the original motion (as above) called for further discussion and hearing none called for the vote. 6 were in favor, 1 opposed, motion passed. Ch. Miller asked the applicant’s to submit copies of the permits once received to the Secretary in order to meet the condition of the approval, they agreed. Mr. Bergeron submitted 3 sets of final revised plans for the board’s records. Selectman Sawyer noted the building permit would not be issued until all permits are in place.
Ch. Miller turned the meeting over to V-Ch. Miller and stepped out temporarily, he returned within 5 minutes.
B. Huntington Realty of Walpole, LLC (Lot 4-3) and Karlson Realty of Walpole, LLC (Lot 4-2) with Bensonwood Homes as agent - Lot Line Adjustment located on Rte. 12 NW Map 12, Lots 4-3 and 4-2 in the commercial and rural ag. zones. The proposal removes 1.19 acres with an existing barn from Lot 4-2 adding it to Lot 4-3 resulting in Lot 4-2 of 4.48 acres and Lot 4-3 of 25.60 acres. Secretary Aslinger reported the application was complete as submitted. A motion to accept the application as complete was made and seconded, all were in favor, motion carried.
(7:40) V-Ch. Miller opened the public hearing and Mr. Peter Wotowiec presented the plan referring to the maps, showing the locations and giving an overview as described above. He said Hubbard Farms is discontinuing the use of the chicken barn so Bensonwood decided to incorporate it into their pending production facility. Ms. Aslinger asked the board if and when Bensonwood decides to use the additional building, would it need a site plan review at that time? After discussion the answer was yes once it begins to be used. This lot line adjustment is not affected by the future site plan review. Mr. Wotowiec said it was understood by Bensonwood Homes if they make any changes to their previously approved site plan they would need to return to the board, so incorporating a new production area would cause them to return to the board with a re-design. Mr. Bob Miller asked if the building was useable or would it be leveled? Mr. Wotowiec said it would be retained and re-used. V-Ch. Bob Miller agreed it would undergo a change in use triggering a site plan review, he asked about going before the zoning board. Jeff
Walpole Planning Board Minutes 12/08/09 p. 4
Miller thought whenever they begin their project they would come back before the board and the board could then determine how to proceed, but for now it does not affect the lot line adjustment.
(7:45) V-Ch. Bob Miller closed the public hearing and called for board discussion and/or action. Mr. Sawyer made a motion to approve the lot line adjustment as presented, seconded by Mr. DeCoste, with no further discussion the vote was called. All were in favor, motion carried. The maps and mylar were signed, Mr. Wotowiec will record the mylar at the registry and report the recording data to Sec. Aslinger as proof.
Ch. Jeff Miller resumed as chairman.
C. Bruce and Betsy Cramer and Wm. and Anna Smith - Lot Line Adjustment located on Prospect Hill Rd. Map 8, Lots 106 & 107 in the rural ag. zone. Proposal removes 3.24 acres from Lot 106 adding it to Lot 107 resulting in Lot 106 of 5.00 acres and lot 107 of 10.24 acres and includes the Smith’s deeded driveway. No new lots created. Sec. Aslinger reported that the application was complete with the receipt of additional abutter notice fees of $15.00. Ch. Jeff Miller called for a motion to accept the application as complete, it was so moved and seconded, vote called, all were in favor, motion carried.
(7:55) Ch. Miller closed the meeting and opened the public hearing. Joe DiBernardo from DiBernardo Associates representing the Smith’s who were present, introduced Myra Mansouri as representing the Cramer’s. He described the proposal as above pointing out the Smith’s 20ft. wide driveway easement now becoming a 30ft. wide strip and the only road frontage on their grandfathered lot. He stated that the resulting lots meet the current zoning and setbacks. Ch. Miller called for questions or comments, hearing none closed the hearing. (7:57)
Ch. Miller called for board comments and/or action. Mr. Ben Daviss moved to approve the lot line adjustment as presented. It was seconded, with no further discussion the vote was called, all were in favor, motion carried. The maps and mylar were signed, Mr. Dibernardo agreed to record the mylar at the registry and report the recording data to Sec. Aslinger as proof.
D. Edward & Timothy Cutter & Wendy Maynard and Jason & Marcie Dunbar - Lot Line Adjustment located on Jct. of County and Prospect Hill Roads Map 17, Lot 22 and 16 in the residential A zone. The proposal removes 2.5 acres from Lot 22 adding it to Lot 16 resulting in Lot 22 of 13.2 acres and Lot 16 of 7.5 acres. No new lots created. Sec. Aslinger reported the application is complete as submitted. Ch. Miller called for a motion to accept the application as complete, it was so moved and seconded, without further discussion, vote was called, all were in favor, motion carried.
(8:05) Ch. Miller closed the meeting and opened the public hearing. Mrs. Cindy Westover of Galloway Realty described the proposal as above. Mr. Dunbar was also present. She stated the Dunbar’s are purchasing 2.5 acres from the Cutter family, it includes the brook and a dirt road and it is wooded. Mr. Sawyer asked if the Cutter property is in “current use”, answer was yes. Ch. Miller called for further questions, hearing none closed the public hearing (8:08) and re-opened the meeting. Mr. Fletcher asked if the dirt road is still a town road, Mr. Sawyer said he would have to research it.
Ch. Miller called for board comments and/or action, hearing none he called for a motion to approve the lot line adjustment as presented. It was so moved and seconded, vote was called all were in favor, motion carried. The maps and mylar were signed with Mrs. Westover agreeing to record the mylar at the registry and report the recording data to Sec. Aslinger as proof.
VI. New Business - Voluntary Merger
A. Walpole Youth Baseball Foundation request a merger of Map 12 Lots 57-2 and 57-3 (formerly Hubbard hatchery) for taxation purposes according to RSA 679:39a. Sec. Aslinger made the presentation on behalf of Mr. Dale Hubbard, she discovered the need for the merger when processing their site plan review. The 11/10/08 Hubbard Farms approved subdivision has
Walpole Planning Board Minutes 12/08/09 p. 5
been recorded at the registry therefore it is legal to merge the two lots as requested by the Walpole Youth Baseball Foundation. She received a complete application and $25.00 fee. A public hearing is not required and abutters are not notified. Ch. Miller called for a motion to accept the merger request, it was so moved and seconded. Without further discussion the vote called, all were in favor, the motion carried. The form was signed and will be mailed to Mr. Hubbard for recording at the registry along with a final letter of instructions.
V. New Business - Preliminary Discussion and Application Submissions
A. Mr. Ron Kingsbury submitted an application for 2 lot subdivision and lot line adjustment located on Kingsbury Rd. Map 8 Lot 120 and 113. Purpose is to subdivide Lot 120 into Lot 1 of 30.91 acres with the existing house into two lots. Lot 2 includes the mountain and is a back lot of 12.82 acres. The road frontage for Lot 2 is created via the lot line adjustment between Lot 113 and 120 adding a strip of land to access Lot 2 with 200 ft. of frontage. Sec. Aslinger met with the surveyor, Mr. Bill Lawrence who will submit the final maps by the deadline for the next meeting. The application and fees have been received. Ch. Miller called for a motion to place the application on the January 12, 2009 agenda. It was so moved and seconded. Without further discussion the vote was called, all were in favor, the motion carried.
B. Appledore Engineering e-mailed the board canceling their project until further notice.
VI. Planning Discussion
A. Master Plan - Sec. Aslinger reported she had responded to the questions posed by Lisa Murphy from SW Reg. Planning Comm., she expects the Board will have a draft shortly on the Land Use Section. Ch. Miller will follow up on billing for 2009 to insure the funds are allocated and not lost to the general fund.
B. There will be no work session for the month of December. Members who attended the prior work session thought it was very constructive. Mr. Sawyer expressed concerns from reading the minutes about limiting agricultural uses such as feedlots and Myra Mansouri expressed her concern over zoning mixed uses preferring the special exception/variance approach on individual applications. Mr. Daviss, Mr. Dalessio and Ch. Miller all spoke in defense of the work sessions that have promoted identifying the existing zoning with future planning for industrial and commercial uses rather than creating more restrictive zoning and regulations.
C. Mr. Merklein reported that he, Mr. DeCoste and Mr. Lounsbury attended a meeting with SWRPC’s Lisa Murphy to discuss adding design review standards to the regulations and ordinance. The meeting was informative and will result in some viable suggestions ready for the March planning board meeting. Mr. Lounsbury asked about noise and nuisance provisions; members sited places in the ordinance and regulations that are applicable.
VII. Communications and Miscellaneous
A. Letters: 1) Sec. Aslinger said the board received a copy of a letter sent by the NHDES Air Resources Division in regard to the removal of the Hubbard Hatchery building, asbestos removal and where the debris will go, either in Waynesboro, OH or Bell Vernon, PA and transported by Service Transport Group in New Castle, DE, a Burlington, VT company will do the tear down. The asbestos will be removed by the “wet method”. Ch. Miller added that the configuration of the building interior was highly specific to the hatching process with very low ceilings and small bay compartments making it difficult to remarket it for another use.
2) The Board received a copy of a letter written by the BOS to NH DOT Commissioners in regard to Vilas Bridge requesting it be moved up on the repair schedule. Selectman Sawyer suggested and offered to write a letter on behalf of the Planning Board supporting immediate repair of the bridge. A motion to have Mr. Sawyer draft a letter on behalf of the Planning Board in support of repairing the Vilas Bridge immediately was made and seconded, all were in favor, motion carried. He will send it to the Secretary.
Walpole Planning Board Minutes 12/08/09 p.6
3) Ms. Aslinger read a note from Road Agent Jim Terrell re: a driveway location not yet before the board on Kingsbury Rd.
4) Ms. Aslinger asked the board to reconsider it’s appointment of Mr. Dalessio as an alternate for the balance of the year. Upon looking over the RSA’s and the boards Internal Rules of Procedure the board usually appoints alternates at it’s second meeting after the March town meeting and for a term of 3 years. After discussion about filling vacancies and terms the board determined Mr. Dalessio’s appointment needed to be revised. A motion was made by Mr. Daviss to nominate Mr. Dalessio as alternate to fill one of two open vacancies for a term ending in 2012. The motion was seconded by Mr. Sawyer and without further discussion the vote was called, all were in favor, motion carried. Sec. Aslinger will process the appointment and have the paperwork for swearing in prepared.
Out of order: I. B. Minutes - Sec. Aslinger read a correction to the minutes requested by Mr. Merklein stating: “That we(the board) requested Appledore to look at Walpole and it’s character before coming to us with a bad looking square box to house the dry goods store.” replacing “The board commented on architectural features once the site plan moves forward.” A motion to approve the correction was made and seconded, all were in favor the motion carried. A motion was made approving the minutes as corrected for 11/10/09 and 11/24/09 was made and seconded, all were in favor, motion carried.
VIII. Meeting was adjourned at 8:45pm - The next regular meeting is to be held on January 12, 2009 in the Town Hall at 7pm.
B. Approve Minutes of 11/10 (correction) and 11/24/09
II. Review Applications Submitted - Once an application is accepted as complete the meeting is closed and the public hearing is held. Once the hearing is closed the meeting is re-opened and the Board may take action on the application by approving, disapproving or delaying final action.
A. 504 Main St., LLC, owner & Primax Properties, LLC/Brickstone Masons, eng. - Site Plan Review located on Rte. 12 NE Map 12, Lot 13-2 in the commercial zone. Proposal is to construct a 19,000 sq.ft. retail space for Tractor Supply Co. with access via a 50 ft. right of way across Lot 13 owned by 504 Main St., LLC. Town water and sewer will be extended to the lot. All state and local permits have been applied for. Two waivers requested: a reduction in landscaped parking islands and changes to landscaping material location.
B. Huntington Realty of Walpole, LLC (Lot 4-3) and Karlson Realty of Walpole, LLC(Lot 4-2) with Bensonwood Homes as agent - Lot Line Adjustment located on Rte. 12 NW Map 12, Lots 4-3 and 4-2 in the commercial and rural agricultural zones. The proposal removes 1.19 acres with and existing barn from Lot 4-2 adding it to Lot 4-3 resulting in Lot 4-2 of 4.48 acres and Lot 4-3 of 25.60 acres. No new lots are being created.
C. Bruce & Betsy Cramer and William & Anna Marie Smith - Lot Line Adjustment located on Prospect Hill Rd. Map 8, Lots 106 and 107 in the rural agricultural zone. Proposal removes 3.24 acres from Lot 106 adding it to Lot 107 resulting in Lot 106 of 5.00 acres and Lot 107 of 10.24 acres to include the Smith’s deeded driveway. No new lots are being created.
D. Edward & Timothy Cutter and Wendy Maynard and Jason & Marcie Dunbar - Lot Line Adjustment located on Jct. of County and Prospect Hill Roads Map 17, Lot 22 and 16 in the residential A zone. The proposal removes 2.5 acres from Lot 22 adding it to Lot 16 resulting in Lot 22 of 13.2 acres and Lot 16 of 7.5 acres. No new lots are being created.
IV. New Business - Voluntary Merger
A. Walpole Youth Baseball Foundation request merger of Map 12 Lots 57-2 and 57-3 (formerly Hubbard hatchery) for taxation purposes according to RSA 679:39a. Notification and public hearing are not required but a signed form shall be recorded at the registry of deeds.
V. New Business - Preliminary Discussion and Application Submissions
A. Bill Lawrence - Lot Line Adjustment/Minor 2 lot subdivision Kingsbury Rd.
B. Other - Appledore Engineering - cancelled
VI. Planning Discussion
A. Master Plan - Land Use Analysis
B. Work session results, schedule December work session?
C. Design Review provisions
VII. Communications and Miscellaneous
A. Handouts, announcements and other (alternate appointments)
VIII. Adjourn Meeting - Next regular meeting to be held January 12, 2009 - 7:00pm in the Town Hall
Ed. Note: Here are minutes of ongoing discussions about updating the town's Master Plan, and they are as thoughtful and important as any material published on The Walpolean. I highly recommend your careful reading of them and also your participation in future considerations by the Planning Board. CCB
PLANNING BOARD
Walpole, NH 03608
Work Session – Tuesday, November 24, 2009, 7:00pm Town Hall basement office
MINUTES
Presiding: Jeff Miller, Chair
Members Present: Ben Daviss (recording), Dave DeCoste
Alternate members present: Pam Aslinger, Steve Dalessio, Donn Lounsbury, Jeff White
Others present: Mel Schupack
These minutes are unapproved and will be reviewed at the December 15,2009, meeting for errors, corrections and omissions.
The meeting was called to order at 7:07 pm.
Chairman Miller asked about SWRPC senior planner Lisa Murphy’s progress on the technical assistance she’s providing to update the master plan’s land use section. Ms. Aslinger said that she has begun to compile answers to Lisa’s many questions. Mr. Daviss reported having spoken with Lisa that morning and answering some of her questions. Lisa said that she has begun to contact other officials in town to gather answers to some of her questions because she knows that Pam is swamped with other work at the moment.
Mr. Daviss also noted that he had asked Lisa about possibly waiting to proceed with discussions and tentative decisions about economic development until the master plan’s land use section has been completed. Lisa replied that there should be no conflict between the two initiatives and that both efforts take place at the same time and then be compared and reconciled later.
The zoning ordinances industrial regulations were reviewed. Mr. Daviss noted that the regulations define “industry” as manufacturing, which is defined by materials being somehow changed in form, size, or composition. Mr. Daviss asked if that definition is too narrow. There was agreement that the definition should be expanded. Mr. Schupack pointed out that software development could be defined as an industrial process but doesn’t fit the definition in the regulations.
Mr. Daviss noted that the regulations also state that manufacturing must not infringe on the “health, welfare, and quiet of the town” and expressed the view that this language was too broad or vague. Mr. Dalessio said that language should be added to protect existing infrastructure and businesses because, as he has experienced, the heavy vibrations caused by one manufacturing operation can throw off the microscopic tolerances required by a separate manufacturing operation nearby. It was agreed that consideration must be given to existing uses in reviewing site plans for a proposed business in the same general area.
The discussion moved to the idea of creating a new industrial park in Keene. Chairman Miller voiced the view that there is only a small amount of land in town suitable for commercial and industrial development and suggested creating some new category of zoning that would allow a wider range of uses without forcing people through the special exception process. He suggested that the commercial zone, or the definition of “commercial”, should be expanded. Mr. Daviss suggested creating mixed-use zones. Through discussion, the idea evolved of doing “spot zoning” along Route 12 from the town’s southern border to the Cold River. The town would create areas zoned for mixed use but not designate areas for mixed use that include prominent natural or conservation features, adjoin settled residential neighborhoods, or incorporate other established uses that commercial or industrial activities would destroy or interfere with. Chairman Miller also suggested that all Hubbard Farms properties in Walpole be designated as mixed-use.
Mr. Daviss will contact Lisa Murphy at the Southwest Region Planning Commission to ask for guidance and model language related to mixed-use zoning and to identify any possible concerns related to spot zoning.
Mr. Daviss noted that the zoning regulations in the rural-ag district state that any industrial or commercial use “must show that it will not infringe on the primary established use of the district.” Mr. Daviss said this language is so vague as to be meaningless because the rural-ag district already includes residential, commercial, and industrial uses as “established uses.” He suggested replacing that phrase with “must show that it will not infringe upon or be incompatible with the primary established use of the area within 1,000 yards of the proposed use.” The majority of those present supported the intent of the substitution, but many noted that 1,000 yards is a long distance and that this figure might need to be reduced to win support of the town.
Next, it was noted that the regulations governing commercial zoning listed businesses that were allowed by special exception. Mr. Daviss asked if the town should consider a list of industrial uses that are not acceptable in Walpole, such as feed lots, tar plants, and pulp mills “and other businesses that infringe upon the established character of the town and quality of life of its residents as set forth in the preamble to the master plan’s land use section.” He wondered if that would be too restrictive. Mr. Lounsbury said that, instead of trying to cherry-pick specific kinds of businesses to disallow, it might be more useful to list impacts that would not be allowed, such as noise above a certain volume, waste of certain kinds beyond a certain volume, vibration beyond a certain degree, and so on.
The board will continue to research and refine these ideas for possible presentation to the town on a future town meeting ballot.
The meeting was adjourned at approximately 8:20 p.m.
Ed. Note: This notice comes from Planning Board member Ben Daviss who is chairing the Board's subcommittee looking to update the town's Master Plan. These are the meetings that will shape our town's future. They're open the public! Note that the meeting is in the basement of the Town Hall. It may not look like ANYTHING is going on, but find your way down the stairs and you'll eventually find the meeting! CCB
Chuck: Please post a notice on The Walpolean that the planning board is holding a work session next Tuesday, November 24, at 7 pm at the town hall to decide directions about issues discussed at the last meeting related to industrial development -- particularly whether to rezone more land in town for industrial development and, if so, where that land might be.
Ed. Note: Thanks to Pam Aslinger, here is the agenda for the November 11 Planning Board meeting. CCB
PLANNING BOARD MEETING Town of Walpole, NH03608
Tuesday November 10th, 2009 7:00pm Town Hall
AGENDA
I. Open Meeting
A. Roll Call - designate alternates
B. Approve minutes of Oct. 13, 2009 and work session
II. Review Applications Submitted - Once an application is accepted as complete the meeting is closed and the public hearing is held. Once the hearing is closed the meeting is re-opened and the Board may take action on the application by approving, disapproving or delaying final action.
A. Primax Prop. LLC/Brickstone Masons Inc. Eng. Site Plan Review Map 12, Lot 13-1 Rte. 12 N, commercial zone. Proposed 19,000 sq. ft. Tractor Supply, Co. retail building. Town water and sewer extension, waiver request for reduction in landscaped parking islands and changes to the location of landscaping materials. State and local permits have been properly applied for. A 50 ft. right away over Lot 13 allows access.
B. Hodgkins and Sons, Inc. 2 Lot Minor Subdivision Map 1 Lot 10 off Rte. 12 S. Industrial Park Dr. Industrial zone to create Lot 1 of 13.88 acres and Lot 2 of 6.23 acres. Waiver request for topo contours.
C. Hubbard LLC - Lot Line Adjustment, 2 Lot Minor Subdivision, Expedited Site Plan Review Map 12, Lot 57-1 Upper Walpole Rd. Rural Agricultural zone. Lot 1 of 17.49 acres to be annexed to Lot 58 Map 12, Lot 2 of 11.62 acres with existing buildings and Lot 3 of 13.34 acres with existing baseball field. Site Plan proposes two baseball fields (Walpole Youth Baseball Foundation) on Lot 2 with removal of hatchery buildings.
III. Close Meeting Open Public Hearing on a Zoning Ordinance Amendment - Article VII Industrial District: As suggested by the Zoning Board of Adjustment in order to create a set of lot size and frontage standards for the industrial district by adding: “C. Requirements 2. the lot area in the industrial district shall not be less than 25,000 sq. feet and every lot shall have a minimum frontage of 150 feet”. And adding “Address specifics in D. Boundaries and E. Special exception for commercial uses”. Public comment is appreciated.
IV. New Business - Voluntary Merger
A. David and Suzanne Green request merger of two of three lots (formerly Ballam Farm) for taxation purposes according to RSA 679:39a. Notification and a public hearing are not required but a signed form shall be recorded at the registry of deeds.
V. New Business - Preliminary Discusssion and Application Submissions
A. Bensonwood Homes - Lot Line Adjustment Rte. 12 N. formerly Huntington Farm parcel
B. Gretchen Young - Rte. 12 development across from Walpole Creamery
C. Anna Smith - Lot Line Adjustment Prospect Hill Map 8 Lot 106 and 107
D. Other
VI. Planning Discussion
A. Master Plan - Land Use Analysis questions
B. Work Session results on Economic Development Schedule December work session?
C. Design Review provisions
D. Other
VII. Communications and Miscellaneous
A. Handouts and announcements
B. Other
VIII. Adjourn Meeting
Next regular meeting to be held December 8, 2009 at 7pm in the Town Hall
cc:PB, ZBA, WCC Town Offices, BOSposted:10/6/09 Town Hall, Lobby, Burdick’s Mkt., websites
Ed. Note: Thanks to Pam Aslinger, here are the October 13 Planning Board meeting minutes. Several important developments. Fred Dill got his approval to sub-divide his land on Rt. 12, making way for Tractor Supply to have the hearing in November on their proposed site plan development application. On another subject, board member Bob Miller pointed out how Aumands' new store in North Walpole has emerged as a less than attractive box and asked whether Walpole might benefit from having a design board or design approval process of some kind in the future. Of course this was also raised and ignored several years ago in connection with the 70,000 square foot atrocity proposed by Berkshire Development. Do you think we should do something about this THIS time? CCB
PLANNING BOARD
Walpole, NH 03608
MINUTES: Regular Meeting –Tuesday, Oct. 13, 2009 at 7:00 pm–Town Hall Second Floor.
Presiding: Jeff Miller, Ch.
Members Present: Bob Miller, V-Ch.; Eric Merklein, Ben Daviss, Dave DeCoste, Henry Fletcher, Sheldon Sawyer, Selectman; Jeff White, alt., Donn Lounsbury, alt.
Recording: Regina Borden, Temp. Sec. sitting in for Pamela Aslinger
These minutes are unapproved and will be reviewed at the November 10, 2009 meeting for errors, corrections and omissions. There were 14 persons in the audience.
I. Meeting opened at 7:00 pm:
A. Roll call: All regular members were present, no alternates were designated.
B. Minutes: Mr. Merklein moved to approve the minutes and it was seconded by Mr. R. Miller, vote was called, all were in favor, the motion carried.
II. New Business/Preliminary Discussions/Application Submissions:
A. Hodgkins & Sons, Inc., Minor 2 Lot Subdivision in Rte. 12 S Industrial Park: Russell Huntley, from SVE Associates, represented Hodgkins & Sons, Inc. The applicants are requesting a minor 2 lot subdivision that is located off the southeast end of Industrial Park Road in the Industrial Zone. 20.11 acres+/- would be subdivided as follows: Lot #1 = 13.88 acres+/- with 215.3’+/- frontage and Lot #2 = 6.23 acres with 207.0’ frontage. It has been surveyed all around. There were no questions or comments made. Mr. J. Miller noted that the applicants have submitted an application that is complete, an abutters list and check for the fees. A Public Hearing will be scheduled for the November meeting.
B. Bensonwood Homes, Lot Line Adjustment, Rte. 12N:
No one was present at this meeting to represent Bensonwood Homes.
C. Hubbard LLC, Minor 3 Lot Subdivision, Rte. 123:
Mr. J. Miller advised that his wife works for Hubbard LLC but he did not feel this presented a conflict of interest; the members agreed. Chip O’Brien, represented Hubbard LLC. The applicants are requesting a minor three lot subdivision behind Shaw’s Supermarket at 38 + 46 Upper Walpole Road. This is in the Rural – AG Zone. Lot #1 = 17.49 acres; Lot #2 = 11.62 acres; and Lot #3 = 13.34 acres. Frontage will be as follows: Lot #1 – none to be annexed to Lot #58; Lot #2 – 400’; and Lot #3 – 237.97’. The property exists of a Hatchery + Truck Garage + Baseball Field + Woodlot; proposed use will remain the same. Dale Hubbard explained that they plan to establish a Youth Baseball Foundation Trust; they hope to build two Little League fields on one side of the road but it would involve taking down the hatchery. There was discussion relative to having a Site Plan Review however the PB could deem it not significant whereby they could waive this requirement. Mr. J. Miller noted that the applicants have submitted an application that is complete, an abutters list and check for the fees.
Mr. Daviss moved to hold a Public Hearing on the minor three lot subdivision for Hubbard LLC and a separate Public Hearing on the Site Plan Review as proposed by Hubbard LLC for the Walpole Youth Baseball Foundation Trust. There will be two separate hearings on the same night. Mr. Merklein seconded the motion, vote was called, all were in favor, the motion carried.
D. Myra Mansouri, Ch. ZBA: Industrial Zone Lot Standards, Amendment:
Myra Mansouri, Chairperson of the Zoning Board of Adjustment, distributed copies of Article VII –Industrial District. She explained that the Industrial Zone does not have a lot of requirements so they would like to tighten it up a little. These changes will clarify the issues and bring it in line with the Commercial District. All proposed changes were indicated in bold letters.
· Requirements - #2 - The lot area in the industrial district shall be not less than 25,000 square feet and every lot shall have a minimum frontage of 150 feet.
· Special Exceptions:
· 1. Commercial operations by Special Exception from the Board of Adjustment under the same provisions as apply to the use permitted under Article VI, the Commercial District;
· a. Consideration of Planning Board Recommendation on the project based on its determination following a public hearing, that:
· i) property currently zoned for commercial operations is either unavailable or inadequate for the proposed use;
· ii) the proposed use is appropriate and consistent with the Town’s Master Plan.
· b. Each proposed use must show it will not infringe on the primary established use of the district.
· c. No commercial venture or use shall be permitted which would cause any undue hazard to health, safety or property values or which could be offensive to the public because of noise, vibration, excessive traffic, unsanitary conditions, noxious odors, smoke, or similar reason.
· d. All signs shall meet the requirement of Part D of the General Provisions of the Zoning Ordinance.
Mr. Sawyer moved to hold the Public Hearing on the changes proposed by the ZBA during the November meeting. Mr. Daviss seconded the motion, vote was called, all were in favor, the motion carried.
III. Review Applications Submitted:
Mr. J. Miller opened the Public Hearing on the following:
504 Main St., LLC/Fred Dill – Minor 2 lot subdivision, Brickstone Masons, agent.
Located on Rte. 12 N, Map 12, Lot 13, commercially zoned. Proposal creates Lot 1 of 11.49 acres to be retained by 504 Main St., LLC and Lot 2 of 4.92 acres to be purchased by Primax Properties, LLC. Lot 2 accesses via a 50 ft. right of way over Lot 1 as a common driveway for a retail store. Both lots meet frontage, setbacks and size requirements for the zone. David Bergeron of Brickstone Masons, Inc. represented Primex Properties, LLC. There is sewer available in the road (Rte 12); for the Site Plan they will be proposing to bring in the water service. On the smaller lot No. 2 they are proposing a retail store for Tractor Supply Co.
Mr. Fletcher moved to accept this application as complete. Mr. R. Miller seconded the motion, vote was called, all were in favor, the motion carried.
Alicia Andrews would like to know what the lighting will be. Mr. Bergeron explained that this will be reviewed as a part of the Site Plan Review. The building will be toward the rear of the lot with the parking lot toward the front. Lighting will be building mounted and downcast (shoe box with the lights inside) with only security lighting left on overnight. There will be no flood lights but there will be security lights. Most of the lights are time sensitive. They will go out about one hour after closing the store.
Mr. Castellano owns the Laundromat and questioned the water and sewer as he is concerned with his well. Mr. Bergeron said their intent is to extend the municipal water and sewer lines.
Jim Dyer asked about the hours. Frank Alexander said the store will be open 8:00 am to 8:00 pm Monday through Saturday and from 8:00 am to 6:00 pm on Sunday. There will only be one 18-wheeler delivery during the week with a special lot; UPS will probably deliver every day.
Seth Andrews questioned the security lights. Mr. Alexander said they will be wall mounted fixtures; three on the sides and two on the front; just enough light to go around the building. There will be a few lights on inside the building.
IV. Close Public Hearing/Re-open Meeting – Action:
Mr. J. Miller closed this Public Hearing at 7:40 PM.
Mr. DeCoste moved to approve the two lot subdivision for 504 Main St., LLC/ Fred Dill as presented. Mr. R. Miller seconded the motion, vote was called, all were in favor, the motion carried.
V. Planning Discussion / Communications and Miscellaneous:
A. Economic Development – Schedule Work Session 10/27/09: Mr. J. Miller announced that the PB had their first Economic Development work session. He urged everyone to attend the next session on Tuesday, October 27th at 7:00 pm. Southwest Regional Planning Commission will be an agenda item for this meeting.
B. Vilas Bridge: Mr. Sawyer asked the PB to write a letter of support for the Vilas Bridge to the Department of Transportation. It doesn’t appear that it will be done soon because of the funding shortage. Mr. Davis attended the Sept. 30th Governor’s Advisory Commission on Intra Motor Transportation and advised that four representatives from the Town of Rockingham attended this meeting. They had the agreement that the State of NH signed years ago stating that they would take care of that bridge. After the meeting he talked to Tim Murphy who said it is on the Ten Year Plan but he does not feel anything will happen sooner than 2016. There will be another meeting of the same committee in Alstead at 8:00 or 8:30 am with the SWRPC. Mr. Sawyer felt we need to put pressure on the State to get the ground work done. Tara Sad has been working on it. Mr. J. Miller felt it is a matter of regional economy.
C. Brownsfield Properties: Mr. Daviss noted that the SWRPC has extended an invitation for Walpole to attend the meetings on Brownsfield properties. If Walpole has any properties they will come here to assist. The next meeting is Wednesday, October 21st from 11:30 am to 2:00 pm in Peterborough at the National Guard Armory.
D. Innovative Land Use Grant: Mr. Daviss advised that there is a Friday deadline to submit an application from any Town that wants a grant for Innovative Land Use.
E. Cartographic Associates, LLC: Mr. Sawyer advised that at the last Selectboard meeting they had a presentation on mapping from Cartographic Associates, LLC. They have up-dated the Town maps for many years. Several years ago the Town appropriated $100,000 to have them do a more accurate mapping but it was not done. To do a similar new digital mapping would now
cost about $60,000 because the NH DOT will be taking aerial photos of the entire state in the spring. These more accurate maps would be of value to the PB.
F. Aumand Furniture Store Building: Mr. R. Miller is very unhappy with the design of the new Aumand Furniture Store building. At the time it was presented he went along with it but he is very dissatisfied with the building. In the future he will be sure to voice his opinion. Several other PB members agreed. The PB felt they should think about including a design review in the future.
G. Completion Bond or Protection Bond: Mr. Merklein would like the PB to consider requiring a Completion Bond or Protection Bond on future projects. This would be a protection for the Town in the event a developer failed to complete the project. Mr. J. Miller felt they should obtain some information on how an insurance company would make a settlement with the Town in the event that a bond was issued but the project was not completed.
VI. Meeting Adjourned 8:14 PM.
Next regular meeting to be held November 10, 2009, 7pm Town Hall.
Ed. Note: This agenda is supplied by Ben Daviss, a member of the Planning Board steering this part of the Master Plan update. The meeting is at 7:00 p.m. at Town Hall, and the public is encouraged to attend. CCB
Walpole Planning Board
Agenda for work session, 10-27-09
Topic: Future industrial development in Walpole
Purpose: 1. to consider options for industrial development in Walpole that are consistent with the town’s existing master plan
2. to consider potential recommendations to the planning board for review of relevant regulations
At the first meeting of the working group on industrial development, the idea of bringing additional light, clean industry to Walpole received wide endorsement. This meeting will explore ways in which the town could accommodate new industrial development.
1. Criteria for desirable / acceptable industries under current master plan. Criteria that have been suggested include:
A. low impact / low traffic
B. “green”
C. industries that provide higher-paying jobs
D. industries that support or complement industrial businesses already in Walpole (farms, Burdick’s, Bensonwood, Lentex, Hubbard Farms, Hicks Machine, Chamberlain Machine, etc.).
E. businesses willing to build designs to preserve small-town character and appearance
2. Assets needed for industrial development
A. three-phase power
B. town water
C. town sewer
D. highway access
E. access by public safety vehicles
F. broadband access
3. Current assets available for industrial development and where in town they are located: should we create a map?
4. Walpole’s industrial park: current state, future prospects
5. Additional industrial land in town
A. Suggestions that have been made:
1. rezoning all land between Route 12’s commercial strip and the Connecticut River to permit industrial development without having to resort to the special exception process
2. rezoning the land east of Route 12’s commercial strip from North Meadow Plaza to the Cold River and east of Route 12 as a new industrial area
3. rezoning the strip of Route 123 from the intersection with the Valley Road to the intersection with Old Drewsville Road to permit industrial
development
B. Other areas suitable for industrial development or zoning
C. Industrial development in the rural-agricultural zone
6. Industrial development that would support or complement Walpole’s existing industries and businesses: what do they need / what do they now lack?
A. Survey existing businesses to determine their needs and preferences?
7. Business recruitment
A. Is it possible for Walpole to recruit specific kinds of businesses?
B. Contact Charlestown’s economic development group?
C. Contact the Monadnock Economic Development Corporation
8. Board plans to manage the corollary effects of industrial development
A. Commercial development
B. Residential development
C. Increased traffic
9. Town regulations governing industrial development: is a review necessary?
Ed. Note: These minutes submitted by Ben Daviss, a member of the Planning Board. CCB
PLANNING BOARD
Walpole, NH 03608
Work session – Tuesday, September 22, 2009 at 7:00 p.m. at Town Hall
MINUTES
Presiding: Jeff Miller, Chair
Members present: Ben Daviss, Henry Fletcher, Eric Merklein, Bob Miller, Vice Chair, Jeff White, alt.
Members absent: Pamela Aslinger, alt./sec’y, Dave DeCoste, Donn Lounsbury, alt., Sheldon Sawyer
Also present: Steve D’Alessio, Andrew Dey, Ed and Terri Houghton, Bob Kimball, Merry Lake, Mel Schupack
Recording: Ben Daviss
The meeting was called to order at 7:08 to discuss the creation of an economic development plan for Walpole. Mr. Daviss reminded that groups in town often come into conflict when a new commercial or industrial building project is proposed. He said that there are two significant reasons to create an economic development plan as a chapter in the town’s master plan. One is that the series of public discussions underlying the plan’s creation gives town residents the chance to discuss contentious development-related issues outside of the context of a specific project. This can allow for more thoughtful reflection and the chance to negotiate and build consensus around certain principles. The second is to guide a review of zoning and site-plan regulations if the planning board decides that these should be reconsidered in light of the principles and economic development plan that result from the public discussions.
Mr. Daviss introduced Steve D’Alessio, who has volunteered to help the board organize and lead the series of discussions. Mr. D’Alessio stated that he moved to Walpole three years ago after living in Charlestown. Mr. D’Alessio is the general manager of a manufacturing company in Claremont and is a graduate of the Walpole Leadership Academy.
The members of the group then took turns mentioning issues of interest or concern to them related to economic development in Walpole. Among the points raised:
Mr. Daviss noted that home-based businesses can attract entrepreneurs who earn middle-class or higher incomes and create jobs, enabling the town to strengthen its economy without losing existing greenspace to new industrial or office buildings or adding cars to rush-hour traffic.
Several agreed that the town needs a grocery store with better selections and lower prices. It was pointed out that grocery stores need to be at least 40,000 square feet in size and have a proportionately large customer base to be profitable and still offer low prices. Mr. Daviss mentioned that the development arm of North Meadow Plaza’s current owner has gone out of business; therefore, if the shopping center is to be improved or expanded, it probably will need a new owner willing to make an investment in improving the center.
Chairman Miller noted that there is little unused land remaining in town that is zoned for commercial or industrial development. He suggested that the town could consider rezoning some of this land for light industrial use and implement nodal development to minimize traffic congestion and the appearance of development along Route 12.
Vice Chairman Miller urged the town to seek clean, light industries similar to Chamberlain Machine.
Mr. Dey agreed that home-based businesses are a growth area and suggested that the town seek ways to add value to agricultural products, especially to strengthen the financial viability of Walpole’s existing farms.
Page 2
Mr. Kimball suggested that the town consider rezoning land along Route 12 for light industrial use.
Mr. Merklein said that Walpole needs to balance commercial and industrial development, with a moderate emphasis on light industry. He noted that as residential development grows, so will retail and commercial development. Walpole must anticipate this connection, be prepared for growth to occur when the economy recovers, and be ready to pace and manage growth consciously and carefully.
Mr. Fletcher suggested that an effective way to deal with residential growth could be to reduce frontage requirements for new homes. Instead of 200 feet of road frontage per lot, a smaller frontage could be allowed for access to a building lot farther off the road. This would allow farmers and other landowners to sell smaller lots, maintain more land for nonresidential use, and solve the problem of carving out a relatively large piece of land for a building a single house.
Mr. Schupack cited a variety of innovative zoning and land-use techniques are available to manage residential development while minimizing sprawl. He emphasized the need to protect Walpole’s rural character by being proactive, anticipating and preparing for growth. Similarly, industrial and commercial development should be welcomed but also directed by the master plan and the wishes of the town, not by the repeated use of special exceptions or a developer saying, “I want that.” Mr. Schupack urged the board to adopt a set of guiding principles or vision statement to guide its choices regarding economic development. He also showed the results of a study by the New Hampshire State Department of Revenue Administration that shows that a town’s property taxes increase with higher population and with higher percentages of commercial and industrial development.
Ms. Lake asked how we go about recruiting the businesses we decide we’d like to have locate in Walpole. Mr. Miller replied that the town doesn’t have the resources to recruit businesses but instead should work with organizations such as the Monadnock Economic Development Corporation and the New Hampshire Department of Resource and Economic Development to promote Walpole to businesses. Mr. Kimball noted that Charlestown has a very active and successful economic development group.
Mr. Miller noted that Walpole isn’t facing the same kind of growth pressures that boomtown areas of New England have. Instead, Walpole’s growth tends to be much slower. Mr. Schupack replied that, before the economic crisis, New Hampshire was the fastest growing state in New England and that the population curve for our region was beginning to rise in an exponential way. He urged the board to prepare for the return of this trend when the economy recovers.
Mr. Daviss asked if the group wished to discuss a particular subtopic or if it would prefer to end the meeting here. The consensus was to end the meeting and discuss specific subtopics at subsequent meetings.
It was agreed that the next meeting will discuss industrial development in Walpole and will be held on October 22, 2009, at 7 pm at the Walpole town hall.
Ed. Note: Here is the agenda for the upcoming Planning Board Working Sessions to study the feasibility of creating an economic development section for the town's Master Plan. These are public meetings, and all interested persons are invited to attend and participate. CCB
PLANNING BOARD
P.O. BOX 729
Walpole, NH 03608
2009 FALL WORK SESSIONS
The Walpole Planning board will hold a series of work sessions to study the feasibility of creating an Economic Development section for the town’s Master Plan.
The meetings will be held in the in the town hall on the 4th Tuesday of each month at 7:00pm until further notice. The first meeting will be held on Tuesday, September 22, 2009.
Planning board member Bennett Daviss is in charge of the study committee and may be contacted for further information and materials at bdaviss@comcast.net or 445-2200.
All interested persons should plan to attend.
Future work session dates are: 10/27/09
11/24/09
12/27/09
unless otherwise scheduled.
This notice serves as an agenda for all the meetings. To view the
minutes of the meetings they will be posted at the Town Hall, Burdick’s Market and www.thewalpolean.com, www.walpolenh.us, www.walpoleplanningboard.org
Ed. Note: Thanks to Pam Aslinger for the following correction on the Tractor Supply posting made earlier in the month. CCB
According to Aslinger, secretary for the Planning Board, Tractor Supply did NOT submit an application for site plan review for the October meeting.
Fred Dill and Primax have submitted a two-lot subdivision application that will be on the October agenda and a public hearing will be held at the October meeting. It's for the subdivision only.
Tractor Supply will submit their site plan application at the October meeting but the public hearing and application review will take place at the November meeting.
Ed. Note: The following invitation is from Ben Daviss of the Walpole Planning Board who is leading the project to update the town Master Plan, particularly the parts related to economic development. This is our chance to play a role in bring the Master Plan into the 21st century and to affect the future development of the town. CCB
Walpole’s planning board and a group of citizen volunteers invite you to join in a series of discussions about Walpole’s economic future. The discussions, open to the public, will be held on the fourth Tuesday of each month at 7 p.m. at Walpole’s town hall.
Walpole’s residents have indicated that they would like to see an expansion of our town’s economy as long as that expansion doesn’t come at the expense of our natural environment, open spaces, and small-town rural character. But what exactly does that general principle “look like” when we try to apply it?
This question is one that our community needs to answer together. The outcome of the discussions will shape the draft of an economic development section to be included in Walpole’s master town plan. The discussions will be held through the fall and winter and a draft of the economic development section is scheduled to be created in the spring of 2010.
If you can’t make a meeting but have comments, please leave your ideas and suggestions on the planning board’s website at www.walpoleplanningboard.org. (Yes, our comments section is open and working again.) Click “Your ideas and suggestions” under the “Citizen Input” tab and a message box will open. You can post any length of message and it will be made part of the record of our discussions.
Our first meeting is on Tuesday, September 22, at 7 p.m. at the town hall.
We hope you’ll join us.
SOME POSSIBLE SUBJECTS FOR DISCUSSION IN THE MONTHS AHEAD
1. Commercial development. Does Walpole need additional kinds of retailers? If so, what kinds? How do we recruit them? Are Walpole’s districts zoned for commercial activities too large, too small, or the right size? Should regulations governing commercial building in town be changed? If so, how? Formally or informally, should the town take steps to find a new buyer for North Meadow Plaza?
2. Industrial development. Walpole’s industrial park at the south end of town is often criticized. Can it be improved? Do we need additional land zoned for industrial use? If so, where should it be? What kinds of industries are acceptable and not acceptable in our town? What companies or kinds of industries would complement those already here and make them stronger?
3. Agriculture and timber development. Parts of the agricultural economy are troubled while organic farmers and community-supported agriculture and other forms of direct sales to consumers is growing. How can Walpole best ensure the continuation of its agricultural economy? Our town also has large stands of timber that can be harvested commercially. How can Walpole capitalize on these resources to ensure the continuation of land-based production as a key element of our town’s economy?
4. Home-based businesses and cottage industries. Home-based businesses often are operated by people with specialized skills who earn comfortable incomes. They also keep commuters off the road, add value to residential buildings by adding space and the capacity for technology, and often create part-time or full-time jobs. However, studies over decades have shown that an expanding population increases – not reduces – taxes in a town. Should Walpole encourage home-based businesses, discourage them, or do nothing particular about them?
5. Economic development and new building. Does economic development necessarily mean new commercial or industrial building? Should we do anything to encourage or discourage economic expansion on land not zoned for it now?
6. A locally-oriented economy. What can or should Walpole do to encourage the creation and continuation of businesses that are based on the use of local resources?
7. Promoting Walpole. Should the town endorse a volunteer citizens’ group or some other means to promote Walpole to the regional economic community and to attempt to recruit businesses to our town?
Ed. Note: Courtesy of Pam Aslinger, here are the minutes of the September 8 Planning Board meeting. Tractor Supply Inc. filed a site plan application which was set for hearing at the October 13 meeting. For full information on Tractor Supply, see http://www.tractorsupply.com/content/abouttsc/aboutuslanding.
PLANNING BOARD
Walpole, NH 03608
MINUTES: Regular Meeting - Tuesday Sept. 8, 2009 at 7:00 pm - Town Hall Basement
Presiding: Jeff Miller, Ch.
Members Present: Bob Miller, V-Ch., Eric Merklein, Ben Daviss, Dave DeCoste, Henry Fletcher, Jeff White, alt., Donn Lounsbury, alt. Absent: Sheldon Sawyer, Select.
Recording: Pamela Aslinger, Sec./alt.
These minutes are unapproved and will be reviewed at the October 13, 2009 meeting for errors, corrections and omissions. There were 7 persons in the audience.
I. Meeting opened at 7:05pm
A. Roll call, all regular members were present, no alternates were designated.
B. A motion to approve the minutes with two corrections was made and seconded, vote was called, all were in favor the motion carried.
II. New Business
A. Primax Properties, LLC - Tractor Supply Co. Mr. Frank Alexander, project director and Mr. Dave Bergeron of Brickstone Masons, Inc. were present to submit an application for a 2 lot subdivision and site plan review.
Mr. Daviss mentioned that Mr. Bergeron is on the board of directors for Monadnock Family Services, his employer but does not feel he needs to recuse himself from review of the application unless members of the planning board choose otherwise. Ch. Miller hearing no objections, so noted that Mr. Daviss should remain seated on the board for the duration of Primax Properties application proceedings.
Mr. Bergeron presented the board with an application for a 2 lot subdivision located on Rte. 12 N Map 12 Lot 13 in the Commercial zone owned by 504 Main St./Fred Dill. The subdivision results in Lot 1 of 11.49 acres to be retained by Mr. Dill and Lot 2 of 4.92 acres to be purchased by Primax Properties, LLC. Lot 2 will be granted a 50 ft. ROW over Lot 1 to be used as a common driveway access but owned by Mr. Dill. Both lots meet frontage, lot size and setbacks for the zone. Fees, maps and abutter list were submitted as well as a letter of authorization from Mr. Dill allowing Primax Properties to present the application.
Mr. Bergeron presented the board with a preliminary site plan review application for Tractor Supply Co. a 19,000 sq. ft. retail store to be located on Lot 2 of the previous subdivision Map 12, Lot 13. He went over the site plan review checklist item by item noting two requests for waivers related to parking lot landscaping and overall landscaping design. He stated that the state driveway permit, alteration of terrain permit, excavation permit, EPA permit, final stormwater management and erosion control plan, reports from Town fire, police, conservation commission, approval for water/sewer connection, sign permit, and a demolition permit for the old barn were pending. Some of the permits were not yet filed and until they are returned with recommendations some aspects of the preliminary plans may be changed.
As Mr. Bergeron described the checklist requirements he gave a brief overview of where the information is shown on the plans and layouts. The following items were discussed in greater detail: Waiver request to reduce the number of islands in the parking lot to allow for easier plowing plus by increasing the size of the islands they create a larger growing area for the trees. A second waiver request for general landscaping that consolidates groupings to allow for better visibility. In both instances the number of plantings as required is maintained. They are considering porous pavement in the parking areas that also would benefit plantings. Electrical service will be buried, lighting will be building mounted and downcast with only security lighting left on overnight. The parking are lighting will be on approximately one hour before 8 am opening and 1 hour after 8 pm closing. Mr. Alexander will verify hours of operation. A fire hydrant will be installed on site. Soils are shown but there are no wetlands according to Chris Danforth, wetlands specialist via a letter. They are not within the 100 year flood hazard areas. Mr. Alexander supplied a sample chip of a light grey paint as an alternative to the standard white. He asked the board for feedback on adding a contrasting color besides the trademark red accent color. The front will
have clapboard siding with a base of block stone for safety. There are corrugated metal awnings over the windows and a standing seam roof with a barn like entranceway with decorative lighting.
Mr. Bergeron said they have included a traffic impact study that was prepared for their application to DOT and a lighting fixture detail.
Members commented on the types of landscaping materials, fewer islands, buried utilities, lighting hours and hours of operation. The three 1000 gallon fuel tanks will not be buried. Traffic per weekday peak hours will be approximately 22 entering from the north, 24 exiting from the south. Saturday mid day peak will be 50 from the north, 50 exiting from the south. Level of service was determined at A and B, both being in the higher range of adequacy, no turning lane is being recommended based on the level of service and numbers. Tractor Supply does not sell bulk toxins in large quantities, there will not be any repair services and they do not sell tractors. Members suggested contrasting paint on the building and using white on the clapboards. Ch. Miller is concerned about safety despite the traffic study not indicating the need for a turn off lane.
Mr. Alexander asked how to proceed on the site plan application. Sec. Aslinger suggested they submit their site plan application at the October meeting to allow for their major permits to be further along. Substantial changes to the plans as a result of the permits could delay the application and cause a second public hearing and extensions. Because the subdivision application is complete it can be scheduled for the October 13th meeting along with the public hearing. Once the subdivision is acted upon it would be in order to process the site plan application at the November 10th meeting and hold the public hearing, the permits would be further along allowing any resulting changes to be made to the final plans. The board agreed. Ch. Miller called for a motion to place the subdivision on the agenda for the October 13th meeting along with the public hearing, so moved, vote called, motion carried unanimously.
Mr. Alexander and Mr. Bergeron agreed to submit the site plan application at the October meeting. They will be applying for the State permits in the next week and meeting with the Town officials in regard to the water and sewer hook ups.
III. Planning Discussion
A. Master Plan – Ch. Miller signed the SWRPC contract to complete the land use section. Mr. Daviss said he was able to recruit Steve DeLessio from the Walpole Leadership Academy to help on the economic development plan study committee. He suggests public discussions be held on the 4th Tuesday of the month to go over the economic needs of the town. Ch. Miller agreed to schedule the meetings, Mr. Daviss will do the recording and Sec. Aslinger will post an ongoing notice. The first meeting will be held on Sept. 22, 2009 at 7pm in the Town Hall basement office Mr. Daviss will forward related information to the committee.
IV. Communications and Miscellaneous
A. Annual Fall Planning and Zoning Conference info was relayed to members
B. Planning board copier - Ch. Miller thought it was unlikely the BOS would authorize a purchase but agreed to submit a request.
C. Other – Mr. Daviss said SWRPC is going to try to put the Vilas Bridge back on its 2010 transportation plan instead of waiting until 2015. They are seeking a support contingency at a meeting to be held on Sept. 30th in Keene at 6:30pm at the Keene Parks Recreation building sponsored by the Governor’s Advisory Committee on Intra motor Transportation. Ch. Miller will speak to our state reps about introducing a bill to push the project along.
V. Meeting Adjourned 8:20pm
Work session to be held Sept. 22, 2009, pm, Town Hall 7pm
Next regular meeting to be held October 13, 2009, 7pm Town Hall
Ed. Note: Thanks to Pam Aslinger, here is the agenda for tonight's Planning Board meeting. CCB
PLANNING BOARD MEETING
Town of Walpole, NH 03608
Tuesday September 8, 2009 7:00pm Town Hall
AGENDA
I. Open Meeting
A. Roll call – designate alternates
B. Approve minutes of 8/11/09, 2 corrections
C. Other
II. New Business – Preliminary Discussion – application submission
A. Primax Properties, LLC – Tractor Supply Co. – Two lot subdivision and site plan review located on Rte. 12 N formerly the Bailey property below LaValley Building Supply.
B. Other – None other scheduled as of posting – may change
III. Planning Discussion
A. Master Plan
1. Sign contract with SWRPC to complete the land use section
2. Open discussion re: land use materials gathering, timing, economic development section
3. Other
IV. Communications and Miscellaneous
A. Annual Fall Planning and Zoning Conference 11/17/09
B. Planning board budget and copier
C. Other
V. Adjourn Meeting
Next regular meeting to be held October 13, 2009, 7pm Town Hall
Ed. Note: Here are Pam Aslinger's draft minutes of the August 11 Planning Commission meeting. Note the description of the proposed Tractor Supply development. CCB
PLANNING BOARD
Walpole, NH 03608
MINUTES: Regular Meeting – Tuesday, August 11, 2009 7:00pm Town Hall Basement
Presiding: Jeff Miller, Ch.
Members Present: Ben Daviss, Henry Fletcher, Bob Miller, V-Ch., Sheldon Sawyer, select., Jeff White, alt., Donn Lounsbury (7:30pm) Members Absent: Eric Merklein, Dave DeCoste
Recording: Pamela L. Aslinger, Sec./alt.
These minutes are unapproved and will be reviewed at the September 8, 2009 meeting for errors, corrections and omissions. There were 7 persons in the audience.
I. Meeting opened at 7:10pm
A. Roll call – Jeff White designated for Eric Merklein and Pam Aslinger for Dave DeCoste.
B. Ben Daviss moved to approve the minutes as presented for the 7/14/09 meeting, seconded by Mr. Sawyer, motion carried unanimously.
II. New Business
A. Cold River Advocacy Commission – Charles Montgomery submitted a document entitled “Cold River Watershed Management Plan” covering the Towns of Acworth, Alstead, Charlestown, Langdon, Lempster, Marlow, Unity and Walpole dated April 2009. Prepared by Cold River Local Advisory Committee and Michael Heidorn professional geologist. Mr. Montgomery credited the Selectboard for the disaster plan created for the Town, it being dovetailed with the State and Federal plans. Mr. Montgomery stated that the plan summarizes natural river features recent changes to the river particularly those caused by the 2005 flood, and offers a management plan overview. The river reached “designated river status” as of 1999, the role of the commission is advisory only to the State of NH and to the citizens of the Cold River watershed that is 21 miles long and occupies 102 sq. miles emptying into the Connecticut River south of the Aubuchon’s Hardware store. The committee is made up of 3 reps from each of the eight towns on the watershed. Walpole’s reps are Fred Ernst, Austin Hunter and Mr. Montgomery. He mentioned volunteer work related to trout habitat, salmon stocking and recreational goals. Cold River has it’s own website: www.coldriver.org. The planning board copy will be kept in the office. The document may be viewed on the web at des.nh.gov. Ch. Miller thanked Mr. Montgomery for his presentation. Members considered including a reference to the plan in the master plan.
B. Primax Properties, LLC, Mr. Frank S. Alexander, project director from Charlotte, NC introduced himself as a developer working on behalf of Tractor Supply Co. They are interested in a parcel north of LaValley Building supply owned by Mr. Fred Dill and formerly known as the Bailey property. Their intent is to subdivide the parcel into two lots of 4.92 acres (1) and 11.5 acres (2). Mr. Bergeron of Brickstone Masons in Keene is engineering the building and he gave the board a brief overview of their intentions. They intend to build a 19,000 sq. ft. building with parking lots and a storage yard on lot 1. A shared driveway will service both lots with 54% of the lot 1 remaining in greenspace. They referred to preliminary layout maps. Mr. Dill will retain lot 2, they will apply for an alteration of terrain permit with DES and would like to connect to the water and sewer lines. The heat will be propane and the building sprinkled with a backup water storage backup system. Primax Properties will lease the building to Tractor Supply and they have recently completed six stores in Vermont. The style of the building will be in keeping with Walpole’s character with an agricultural influence - barnlike. Tractor supply was started as a catalog business in the 1930’s supplying farms with tractor parts but they don’t actually sell tractors. Today they supply mostly home farmers. They will employ about 15 persons, have an extensive training program and like to staff the departments with persons who have hands on experience and are local. Their time frame is to complete the permitting process this fall and begin construction in the spring when the weather improves. They were asked to contact the Secretary to be placed on the next agenda to formally
Walpole Planning Board Meeting 8/11/09 page 2
submit the application for subdivision and site plan review, the public hearing would be scheduled for the October meeting if they were ready to submit in September. They were asked to contact Mark Houghton in regard to the water/sewer hook up possibility and the zoning board for signage. Landscaping within the parking lot was considered for a waiver due to snow removal. Mr. David Howell of Walpole asked how Tractor Supply would affect existing farm businesses in the area. Mr. Alexander said the greatest impact would be to Agway and Community Feed Store in Westminster.
C. Vilas Bridge – Selectman Sawyer announced a meeting set for 4:30 pm Thursday August 13th at the Vilas Bridge to discuss the restoration and repair. The meeting will begin on the bridge and adjourn for discussion to the Walpole Town Hall. He said representatives from SWRPC, NH State Reps, NW Village Commissioners, Dept. of Transportation and Bellows Falls business persons will be on hand. He said there’s an estimate of 9 million dollars to modernize the bridge, it is registered as a historic bridge. It was removed from the current 10 year plan developed in conjunction with SWRPC’s advisory representative without adequate study. He asked the board to support re-prioritizing the modernization. The Selectboard is hoping to help move the process along. Members discussed stimulus funds and having our state reps introduce a bill for support. Mr. Fletcher mentioned that in 1930 Charles Vilas donated $90 thousand dollars to construct the original bridge.
D. Town Hall meeting room ceiling – Mr. Sawyer reported that the delay in repairing the ceiling is due to funding, but it has been resolved and the construction will begin. He reported no attendance at the public hearing they held for input.
III. Planning Discussion
Master Plan
1. Review and sign contract – Sec. Aslinger reported the original contract was not yet available, she would check with SWRPC, action delayed.
2. Review and discuss Land Use pages 1-16 forwarding results to Lisa Murphy – Members offered no changes or suggestions. Ch. Miller reminded that Mr. Murphy was tentatively scheduled to attend the October meeting.
3. Discuss Economic Models – A few members who had reviewed the models found sections of each that were useful but not one in particular. Mr. Daviss suggested setting up a subcommittee to consider Walpole’s specific needs. Ch. Miller, Bob Miller, Jeff Smith, Don Lounsbury and Mel Schupack volunteered.
IV. Communications and Miscellaneous
A. Sec. Aslinger announced she would be absent for a couple of months due to travel plans but will arrange to have an alternate secretary.
V. Meeting Adjourned 8:30pm - Next regular meeting to be held September 8, 2009
Ed. Note: Thanks to Secretary Pam Aslinger, here are the minutes of the July 14 Planning Board meeting. CCB
PLANNING BOARD
Walpole, NH 03608
MINUTES: Tuesday, July 14, 2009 7:00pm Town Hall
Presiding: Jeff Miller, Ch.
Members Present: Ben Daviss, Dave DeCoste, Sheldon Sawyer, select., Donn Lounsbury, alt., Jeff White, alt. Members Absent: Eric Merklein, Bob Miller, Henry Fletcher Recording: Pamela L. Aslinger, Sec./alt.
These minutes are unapproved and will be reviewed at the August 11, 2009 meeting for errors, corrections and omissions. There were 10 persons in attendance.
I. Meeting opened at 7:03pm
A. Roll call – Donn Lounsbury designated for Bob Miller, Jeff White for Eric Merklein and Pam Aslinger for Henry Fletcher.
B. Minutes of 6/9/09 - Mr. Sawyer moved to approve the minutes as presented for the June 9, 2009 meeting, seconded by Mr. DeCoste, motion carried unanimously.
II. Review Applications Submitted:
A. Roxanna T. Damaziak – Minor 2 lot subdivision located on the south side of Cheney Hill Rd. and the east side of Valley Rd., Map 13, Lot 53 in the Rural Agricultural district. Purpose is to create Lot 1 with existing house of 1.73 acres and Lot 2 of 44.57 acres. Frontage, lot size and setback requirements are met. Sec. Aslinger collected abutter fees in the amount of $30.00 to complete the application materials. Ch. Miller called for a motion to accept the application as complete. It was so moved and seconded. Vote called, all were in favor, motion carried.
III. Close Meeting – open public hearing
A. Damaziak – Ch. Miller opened the public hearing and asked for a description of the proposal. Judy Northcott described the proposal pointing out the lots on the displayed map. Ch. Miller called for comments, hearing none closed the public hearing.
IV. 7:10 Ch. Miller re-opened the meeting and called for board action. Mr. Sawyer made a motion to approve the application as presented, the motion was seconded by Mr. Daviss, all were in favor, motion carried. Maps and mylar were signed with Mrs. Northcott agreeing to record the mylar at the registry of deeds and to notify the Secretary of the recording numbers.
V. Old Business
A. David Keurlainen of Merriam Farm - Joint discussion with Planning board and selectboard in regard to issuing a building permit on Class VI Merriam Rd. with a presentation by Mr. Rogers, land surveyor. The planning board may give a recommendation on the proposal following the discussion. Selectman Sawyer was present representing the selectboard noting the public hearing on the matter had been held on June 9, 2009.
Attorney Greg Michael for Merriam Farm gave a brief overview of the proposal and it’s relevance to State RSA 674:41 C. The statute addresses the review and approval of permits on Class VI roads to facilitate and allow the use of parcels without going through the zoning process and to allow some reasonable use of the property. Because the Town does not maintain Class VI roads, property owners have the right to maintain and make improvements to keep access to the parcels. The statute also requires the owner to provide indemnification to prevent the Town from being held liable for any maintenance of the roadway. He said the indemnification must be filed at the registry of deeds. He asked Mr. Rogers to present the details.
Walpole Planning Board Minutes 7/14/09 p. 2
Mr. Ed Rogers provided the board members with maps showing the various parcels and roadway. He provided cross-sections of two critical areas of the roadway showing how they will fill in the roadbed with gravel and remain within the existing stonewall. He indicated where they would begin making the improvements at the middle of the Frink parcel continuing to the Surry town line. Improvements will be made to about 2300 ft. with the entire length being about 3000 ft. The road was created as a two-rod road in 1760’s or 33 ft. wide. In some places the walls are wider and some are narrower, but generally the ROW is 33 ft. wide. In respect of the surrounding abutters they will make the improvements with an 18 ft. wide roadbed within stonewalls and will not be cutting trees. The 18 ft. width at the midpoint in the Morgan property is the most critical section because stonewalls are very narrow. He said the road is not being brought to a Class V standard nor will they be petitioning the town to accept the road, it will remain a Class VI road only to access the three Merriam Farm parcels. He said there would be between 10 and 20 trips per day and is considered a very low volume by road standards. They are hoping the boards will be satisfied with the road design and make a favorable recommendation thereby issuing the building permit.
Ch. Miller called for comments and discussion. Mr. DeCoste verified the distance at about ½ mile and questioned why the Selectmen were not requiring the road to be brought up to Class V standards, he was concerned about the potential of being sued because the standard of the road was not being specifically defined, is the owner really exempt if something should go wrong? Attorney Michael read the statute again clearly spelling out the exact law requiring a signed and recorded indemnification releasing the municipality of all responsibility, the town cannot be sued, he is quite certain. Mr. DeCoste asked what if a fire truck was not able to reach a property if the road wasn’t properly maintained? Attorney Michael said the legislature specifically wrote the RSA to protect towns from the responsibility specific to Class VI roads by requiring property owners who want to build or use their property to realize towns are not responsible if something should happen. Mr. DeCoste asked Mr. Sawyer if the selectboard requires the road to be brought up to Class V in order to issue a building permit? Selectman Sawyer said it’s not required. If it were brought up to Class V they could petition the town to accept it as a new road without a town vote, however the current selectboard requires a full vote of the town.
Attny. Michael said they are not asking for Class V standard or status. He said the selectboard has the ability to accept a design that relates to an individual situation, such as in this instance to preserve stonewalls. Mr. Sawyer noted that over a year ago Merriam Farm was denied a request to bring the road up to a Class V standard paid for by Merriam Farm because of pending wetland and litigation issues. Mr. White asked if the town would be held responsible if a fire truck should slide off the road because the road is not up to a standard? Atty. Michael said the maintenance is the sole responsibility of the property owner, if it isn’t kept passable they are liable, not the town. He added that many times the upgrade is a great improvement from the existing condition. Mr. Rogers noted that the design they are proposing meets the National Fire Safety standards for a fire road.
Mr. Lounsbury asked if the road would be drained at all times? Answer was yes, Mr. Rogers showed where the ditches and cuts would be made, where it’s tight they’ll do underground drainage to allow some existing drainage to continue. He said the road wasn’t fully engineered until the Selectboard approves their preliminary design. Mr. Sawyer asked if fabric would be used, answer was yes, it’s a very good long-term solution. Mr. Rogers said they would replace culverts and construct a bridge. They will be applying for DES permits and perhaps an alteration of terrain permit depending on the scale of the project. Mr. Sawyer asked who was responsible for overseeing that the work meets the permit requirements? Mr. Rogers answered that the contractor is responsible and if they should fail, the fines are substantial. He said if erosion control measures is not met anyone downstream would notice immediately. He said an
Walpole Planning Board Minutes 7/14/09 p. 3
erosion control plan would be generated for the project and DES would be involved due to the areas of wetlands. Mr. Sawyer asked if the Conservation commission would be included? Mr. Rogers thought that would be a good idea since one of the parcels is a conservation piece.
Marsha Galloway acting Chairperson for the Walpole Conservation Commission spoke to her board’s concerns. She stated they are very concerned for a number of reasons - the 12 – 20% grade down the hill and where the sediment goes. Some of the road is down to bedrock, she asks if there will be any runoff into the brook? She thinks it is much wiser to enter from the Surry side, she asked where the utility poles would be placed, where is the fill coming from and how does it get there? She said once improved the road will be a thoroughfare and used much more frequently.
Attorney Michael said he appreciated Ms. Galloway’s comments. He said he wanted to make it crystal clear that anyone owning property on a Class VI road has the right to make improvements and repairs to the road in order to access their property, even without permission from the Selectboard. He reminded that the road is open to the public. He said they are not trying to create an attractive nuisance, it will help the area overall. He said it is their legal right to use the road to access their property.
Ms. Galloway asked for more info on the road design. Mr. Rogers said currently the road is washed out because it hasn’t been maintained and has been left to flow wildly creating runoff channels and has taken a bridge out. He said currently the way the traffic travels directly through the brook is very harmful, he thinks their proposal will be a great improvement to the wetlands areas, brook and surrounding property. He said unfortunately coming in from the Surry side is out of the question for one major reason due to the delineation of the power companies serving Surry and Walpole. Surry uses PSNH and Walpole NE Utilities, they can’t be mixed. Mr. DeCoste asked if the road would be dead-ended then, would it stop in Walpole? Mr. Rogers answered no, if the Surry parcels are developed then they will need to make improvements on the Surry side. Ms. Galloway asked where the fill would come from? She’s especially concerned about visibility on Crehore Road corner. She asked that they appear before the Conservation Commission to discuss their proposal. Mr. Rogers said most of the fill would come from the Merriam Farm parcels since there are substantial gravel deposits available.
Mr. Sawyer clarified that generally property owners notify them of any improvements made to a Class VI road, they appreciate the courtesy although do not issue any permits to do so. Attny. Michael agreed the town’s policy was prudent.
Sec. Aslinger mentioned Mr. Don Morgan’s letter written to the both boards the day after the public hearing, she e-mailed it to the planning board members. Members had received it although Selectman Sawyer was unaware of the letter because he was away for three weeks. Sec. Aslinger said Mr. Morgan’s main concern is the brook crossing and damage to stonewalls. Mr. Rogers said he had spoken to Mr. Morgan about his concerns. Mr. Sawyer said during the walk through they had agreed that stonewalls could be removed if they were within the right of way. Mr. Rogers said the one of the critical narrow areas on the road is in front of Mr. Morgan’s property, but rather than moving them to reflect the right of way they prefer to work within them.
Mr. Sawyer noted the Town owns the opposite side of that area.
Ch. Miller called for comments and a recommendation from the planning board. Ch. Miller said his main concern is the length of the needed improvements reminding there are 8 lots involved and that all may apply for building permits creating density on a substandard non Class V road thereby overriding the subdivision regulations and zoning ordinance. He thinks it is more extensive than past requests that have been 400 ft. serving one lot, he asked that the Selectboard deny the permit. Mr. Sawyer mentioned there is currently a Class VI road that services 8 lots, Taggert Rd. and Stevens Lane, but it’s not a through road. Mr. Miller said there are many Class V roads in town available for building and this situation is inappropriate for the town. The road standard will be well below Class V, once a number of houses are built the potential to have it
Walpole Planning Board Minutes 6/14/09 p. 4
taken over by the town will increase and create a substandard road that the town will be responsible for. He thinks it has the potential to create a huge expense for the town and safety issues in the near future. He said the zoning laws should be respected.
Mr. Daviss agreed with Ch. Miller and said the pressure will gain to have it upgraded by the town and taken over. Mr. Miller said once upgraded to a Class V at the town’s expense the lots can then be further subdivided creating more density in an outlying area. Mr. Rogers said they are not proposing in anyway to have the road be brought up to a Class V standard by the town. Mr. Miller said he was projecting into the future, as planners we need to look at the potential impact to the town, he feels strongly it’s not an area to encourage residential growth. He said it’s an unprecedented situation that could be a negative impact on the town.
Ms. Aslinger said with the length of the road and impact, the fact that Mr. Morgan and the Conservation Commission prefer to have the area kept intact as a remote natural habitat with very little traffic she thought it could be considered scattered and premature development. She agreed with Chairman Miller about it being way beyond other requests that have only been a few hundred feet to service one lot, not 2300 ft. and bypass 5 lots to get to the one on the end. She thought the expense of the improvements is concerning when the other property owners benefit. She agreed it was up to Mr. Keurelainen as to how he wants to access his lands but each one of the lots along the roadway will benefit from his investment, she thought it could be a difficult situation and also sets precedence for creating conflicts.
Ch. Miller called for the board’s recommendation, reminding that it is a non-binding board action. Mr. Daviss moved to recommend to the selectboard that they not approve the building permit request, seconded by Mr. DeCoste. Ch. Miller called for further discussion, hearing none called the vote. All were in favor, with Selectman Sawyer abstaining, motion carried. Mrs. Galloway submitted her notes to the Secretary for the record and requested a copy of the minutes.
IV. New Business – none
V. Planning Discussion 7:55pm
A. SWRPC – Lisa Murphy addressed the board regarding the current contract and completion of the Master plan land use section and to discuss an economic development plan. She said pages 1 through 16 of the land use section is where the data needs updating and then they can incorporate the goals and vision statement and complete the section. She said the data gathering will entail most of the work (34 hours) and will come from all the land use changes from 1999 to present. Ch. Miller asked if a draft could be ready for October? She thought 4 -6 months was a reasonable timeframe. Sec. Aslinger offered her assistance in gathering the data since most of it is on file. Members asked if maps could be incorporated where needed.
Ch. Miller suggested Ms. Murphy meet with the board again at the regular September meeting devoting the discusssion to the land use draft. Ch. Miller asked members study pages 1-16 and take the August meeting to discuss the data and forward the information to Lisa. There is no other business before the board for August so the agenda can be devoted the master plan.
Lisa looked at other towns in the region of Walpole’s size selecting Hinsdale and Chesterfield economic plans. She said the first step is to decide the level of activity of business needed. She said Hatfield, MA has a much heralded plan that includes agricultural incentives. She will forward pdf files so they can be e-mailed to the board members. She asked what the board was looking for. Ch. Miller said the town for the last 20 years has been working towards sustainability, that a good economic base is good for the town but without an explosion of growth. Mr. Schupack’s concern is that lack of infrastructure is hampering economic growth can it be made a priority? Ch. Miller said the land is limited for industrial and commercial, perhaps other land needs to be considered such as North Walpole. Lisa said the plan from Hatfield suggests zoning adjustments and overlay districts such as a planned unit development industrial
Walpole Planning Board Minutes 6/14/09 p. 5
area and a village plan district. Ch. Miller asked if the planning commission could give the board an idea on the costs and process so timeframe and appropriations could be considered. Ms. Murphy said the board’s input is needed but it’s a plan that can be prepared more efficiently by the commission due to the type of data it needs to include. Mr. Sawyer asked if it was necessary to have it in the master plan, is it a necessary expense in light of the fact that all and recent businesses have come to Walpole without an economic section, what is the actual benefit? He said how in this economic climate could anyone plan that far in advance. Ms. Murphy said that’s why she asks first what does the town want to see, is a change needed, are incentives needed and is managing economic growth a priority? Ch. Miller said the economic development plan would give detailed guidance for others in the future, he said the town has been fortunate to attract great businesses. Mr. Sawyer said in the past Walpole’s been considered not wanting growth but feels like there is a better balance now. Mr. Daviss said there’s a history of not having a plan and when someone proposes something new there is an explosion and fighting. He said if there is a plan with community involvement there’s no need for a fight because we have a plan that everyone has participated in, town factions are happy and business can go on. The more we plan the better the developers will want to come to Walpole, it’s a time and money saver. Ch. Miller thanked Ms. Murphy for her attendance and information.
VIII. Communications and Miscellaneous
A. Other – Mr. Sawyer mentioned that the Office Manager for the town has given her notice as of Oct. 1, they will be advertising the position. There is a meeting on July 20th to discuss the ceiling in the town hall, they have been denied insurance funds but have applied to the Dept. of Rev. Administration to access funds for the repair, they would like to hear from persons and boards as to what type of ceiling is preferred.
IX. Ch. Miller adjourned the meeting at 8:20pm.
cc: PB, ZBA, WCC, BOS, Town Clerk
Posted on or before 7/20/09 Town Hall, Lobby, Burdick’s Market and websites
Ed. Note: Thanks to Pam Aslinger, here is the June 9 Walpole Planning Board agenda. CCB
PLANNING BOARD MEETING
Tuesday – June 9, 2009 7:00pm Town Hall
AGENDA
I. Open Meeting
A. Roll Call – designate alternates
B. Approve minutes of 5/12/09, 5/26/09
C. Alternate openings
II. Review Applications Submitted: Prior to public hearing Accept/Reject/Delay
A. Mervyn(Eric) & Lilo Frink (Lot 50) and Merriam Farm, Inc. (Lot 54) – Lot Line Adjustment – located on Merriam Rd. Map 3 Lots 54 and 50 in the rural agricultural and timberland zones. Purpose is to annex 59.4 acres from Lot 50 to Lot 54 resulting in Lot 54 of 77.5 acres and Lot 50 of 122.6 acres.
B. Aumand Realty Corp./Aumand’s Furniture Store Site Plan Review – located on 2 Church St., North Walpole Map 28 Lot 2 in the commercial district. New construction of 14,000 sq. ft. replaces a legally non-conforming building destroyed by fire on 7/10/08 and is totally within the previous footprint. Waivers will be reviewed due to non-applicable status and existing conditions.
III. Close Meeting – Open Public Hearing
A. Frink/Merriam Farm
B. Aumand’s Furniture
IV. Close Public Hearing – Re-open meeting – Action: Approve/Disapprove/Delay
A. Frink/Merriam Farm
B. Aumand’s Furniture
V. New Business
A. Travis Royce for Damaziaks, 2 lot subdivision
B. Other – none scheduled as of posting – may change
VI. Communications and Miscellaneous
A. Master Plan - SWRPC – proposal for updating Master Plan
B. Website update
C. Work Session? 5/23/09
D. Handouts
E. Other
VII. Adjourn Meeting - Next regular meeting to be held July 14. 2009
Regular Meeting – Tuesday, May 12, 2009 7:00pm Town Hall
MINUTES
Presiding: Jeff Miller, Ch.
Members Present: Ben Daviss, Dave DeCoste, Henry Fletcher, Bob Miller, Jeff White, alt., Donn Lounsbury, alt.
Members Absent: Eric Merklien, Sheldon Sawyer
Recording: Pamela Aslinger, Sec./alt.
These minutes are unapproved and will be reviewed at the June 9, 2009 meeting for errors, corrections and omissions. There were 16 persons in attendance.
I. Meeting opened at 7:05pm
A. Roll call – Pamela Aslinger was designated as alternate for E. Merklien
B. A motion to approve the Minutes of the 4/14 and 4/24 meetings was made and seconded, vote called, all were in favor, motion carried.
C. Ch. Miller passed over the alternate position pending contact with Mr. O’Keefe.
II. Old Business
A. Erik Frink – Lot line adjustment Merriam Farm Rd. Mr. Tom Flavin surveyor was present to explain that the proposed lot line adjustment after being put on hold from a prior meeting due to boundary disputes, has been resolved and asks that the board schedule it for the June meeting. He pointed out on the survey where the dispute between Mr. Faulkner and Merriam Farm is in question. The line does not affect Mr. Lilo and Mervyn Frink’s application. He said a survey from the 1930’s was incorrect and led to the dispute but it only involves Mr. Faulkner’s boundary line with Merriam Farm. Mr. Flavin has re-submitted the application updated the abutter list. Additional fees are being waived. The Board voted to place the application on the agenda and hold the public hearing on June 9, 2009, the next regular meeting.
III. New Business
A. Aumand’s Furniture Site Plan Review – Attorney Tom Hanna presented the Board with the application, fees and maps in order to be scheduled for the June 9, 2009 meeting for acceptance and to hold a public hearing. He referred to a cover letter (on file) and gave each member their own packet containing information about the application. The proposal is for new construction that replaces the building lost in a fire July 10. 2008. He introduced Mr. and Mrs. Aumand, Bob Furlong from American Construction, Joe DiBernardo from DiBernardo Associates and Ted Fellows, site engineer. He gave a quick overview, as did Joe Dibernardo, and Mr. Furlone. He acknowledged as the planning board has determined the reconstruction could take place within the existing footprint. The full buildout of the building occurred in 1956 prior to the enactment of the N. Walpole zoning ordinance so it is a non-conforming grandfathered use. No part of the new building will be outside of the footprint, on the west side the setback will be 19 feet, the building will be masonry and sprinkled, landscaped on the west side as well if agreeable to Mrs. Shaughnessey. The footprint will be over 2000 sq. ft. less than the original building. The west side will be one story
Walpole Planning Board Minutes 5/12/09 page 2
and no part of the new structure will be higher than the old structure. Because of the substantially reduced footprint there is better availability for water recharge, drainage and grassy capture areas. He asked Mr. DiBernardo to add his comments.
Mr. DiBernardo pointed out the new construction is completely within the old footprint. They have addressed the checklist, they will put a new sidewalk of 4.5 ft. on the North side, municipal water and sewer is available. Trans Canada is agreeable to allow a right of way for drainage into an existing system. He described the landscaping plans and plant types plus they will be removing a section of dilapidated asphalt. He thought the site would be a huge improvement to the gateway of N. Walpole and Walpole. The parking is not changing from what is was, there will be an 1000 gallon buried propane tank, a perimeter drain will be collected and run into the existing system. He showed where the agreed setback line on the west side with the Shaughnessey’s being at 19’. Mr. Lounsbury asked if there are any issues with a buried tank? Answer was no according to Mr. Furlone, it will be installed according to industry standards.
Mr. Fellows added he was in touch with Mr. McGuirk, water commissioner in N. Walpole regarding the size of the water line off Church St. It is a fairly new 10-12” line and they’ve determined that a 6” cast iron loop on West and Ash St. will service the sewer system and the locations will be added to the plans. He also mentioned that even the lowest part of the construction is within the base flood elevation requirements of 1.5 ft. and is shown on the plans.
Mr. Furlone referred to the elevation plans, the building will be 14,000 sq. ft. with an outside fire alarm as well as the sprinkler system. He showed the handicap accessibility, the levels, roof drains into the Trans Canada system and state drains, the exterior is masonry with split brick, he’ll bring samples of the colors. He described the elevations and their locations in regard to the streets and neighbors. They will have a wall mounted illuminated sign and fire exit signs. The building will be one-story and one and half story on the street side.
Mr. Hanna asked the board to review the checklist and list of waivers to make certain the board is satisfied with the requests. The sign ordinance specifically mentions Aumand’s neon lighting which they will comply with and submit a plan. They will need an easement with Trans Canada and ask for it to be a condition of final board action. Mr. Hanna asked for direction on police, conservation commission and fire reports. Ch. Miller thought the fire chief should be contacted for his input.
Mr. Daviss moved to schedule the application for the June 9, 2009 meeting and hold the public hearing pending acceptance of the application. Seconded by Mr. Bob Miller, all were in favor, motion carried. Ch. Miller asked for input on the waivers, the board had no concerns.
B. David Keurfulainen from Merriam Farm said they met with the Selectmen 4/21/09 about obtaining a building permit for their parcels on Class VI Merriam Road. He asked to have the board make a recommendation. The 3 lot parcel is beyond the Frink parcel. Ch. Miller questioned how they could have a 3 lot subdivision without 200 ft. of frontage on a Class V road. Mr. Keurfulainen said the Selectmen referred to a map and Mr. Ed. Rogers, surveyor said there is a recorded plan from 1971. David said he thought it might have something to do with the conservation land given to the Town that was
Walpole Planning Board Minutes 5/12/09 page 3
originally part of the Merriam Farm holdings. Mr. DeCoste asked if the road was Class VI in 1971, Ch. Miller thought it was. Ch. Miller said once the status of the number of lots is cleared up then the planning board could make a recommendation to the Selectboard about the Class VI road resolution. If the Selectboard ok’s the resolution Mr. Kuerfulainen must sign a waiver of liability and meet any other criteria set forth by the Selectboard. Ch. Miller noted that the parcel is mostly in the rural agricultural zone with the back corner being in the timberland district.
Sec. Aslinger checked the records in the planning board office files to locate an approved 1971 3 lot subdivision. The meeting stopped while she looked. Sec. Aslinger returned to the meeting without locating the files. Ch. Miller asked Sec. Aslinger to do further research and report back to the board, the selectmen and Mr. Keurfulainen via letter. Mr. Fletcher remarked that the prior owner Dr. Lawler wanted to build a house on the property. Mr. Fletcher remembered that it was his first meeting and he voted against the board that had voted against Dr. Lawler’s request. Mr. DeCoste reminded Mr. Keufulainen that no further subdivision is available beyond the three lots if they are a recorded subdivision.
IV. Communications and Miscellaneous
A. Work Session report: Ch. Miller asked Sec. Aslinger to send a formal letter to the Selectboard notifying them of Mr. Daviss and Mr. Bob Miller’s nominations to fill the positions as liaison with SWRPC for 2009.
Ch. Miller announced that he and Mr. Daviss met with Lisa Murphy from SWRPC earlier in the day, they’ve asked her to prepare an estimate to finish the land use update and economic development plan with a target of completion this fall. Mr. Daviss said he mentioned grant monies available as part of the stimulus package and whether she would contact the State planning commission to make an application for the funds.
C. Other: Ch. Miller announced a meeting on May 27th in Westmoreland regarding the Connecticut River Water Protection efforts to be held in the Town Hall at 7:30pm.
A. 3. Website: Mr. Daviss said the site is being overwhelmed by SPAM up to 250-300 per day, he asks that the Board write to Mr. Bernard, webmaster and offer to pay him for an hour of his time to update the site and put spam blockers in place so it can be used. Ch. Miller asked Sec. Aslinger to write to Mr. Bernard on behalf of Mr. Daviss’s request. At his point the website is not useable.
B. Sec. Aslinger distributed copies of the ERZ packets.
A. Work Session schedule for May – A work session will be held on May 26, 2009 at 7:00pm in the basement office. Discussion will be on the ERZ and economic development plan. Sec. Aslinger will not be present and asked if the meeting could be recorded for minutes.
V. Meeting Adjourned 8:00pm next regular meeting June 9, 2009 7pm Town Hall
cc:file, PB, ZBA, Town Offices, BOS
Posted:on or before 5/18/09 Town Hall, Lobby, Burdick’s Mkt., thewalpolean.com
Ed. Note: Readers of The Walpolean saw minutes of the April Planning Board meeting (see 5-08 posting) describing a presentation by engineer Greg Mikolaites of the Portsmouth Appledore Engineering firm last month in which he told the Board commercial real estate developer The Hutton Company of Chattanooga had plans to build a commercial space on Rt. 12 that would house a Tractor Supply Inc. store and another unnamed store. In seeking more information on the development prior to this evening's Planning Board meeting, Mr. Mikolaites referred me to Erick Emory of The Hutton Co. In a phone call this a.m., Emory expressed his surprise that Tractor Supply was mentioned last month because, he said, The Hutton Co. has no current plans for them or any other specific tenants for their intended Rt. 12 development. Emory agreed to talk with me in several weeks when their plans might be further along. CCB
Ed. Note: Thanks to secretary Pam Aslinger, here is the agenda for this coming Tuesday's Planning Board meeting. As she notes, it is possible that another significant development plan will be introduced. I'll be watching for it and give Walpolean readers a heads-up if time allows. CCB
PLANNING BOARD MEETING Town of Walpole, NH 03608
Tuesday - May 12, 2009 7:00pm Town Hall
AGENDA
I. Open Meeting
A. Roll Call – designate alternates
B. Alternate term expired – Shane O’Keefe
II. Old Business
A. Erik Frink – Lot Line Adjustment Merriam Farm
III. New Business
A. Aumand’s Furniture – Site Plan Review for new construction, Attny. Thomas Hanna and Joseph DiBernardo of DiBernardo Associates presenting and application submission.
B. None other as of posting, may change
IV. Communications and Miscellaneous
A. Work Session report 4/28/09
1. ERZ zone designations
2. Master Plan Update – Economic Development
3. Website
B. Handouts
C. Other
V. Adjourn Meeting – Next regular meeting to be held June 9, 2009 at 7:00pm
Ed. Note: Here are the minutes of the April 14 Planning Board meeting. Important content here! Note that a large commercial development is being proposed and that a Tractor Supply Inc. store is included in it. A more detailed proposal is expected at the Planning Board's next meeting, this coming Tuesday, May 9 at 7:00 p.m. in Town Hall. CCB
