PLANNING BOARD
Regular Meeting Tuesday October 14, 2008 at 7:00pm
in Town Hall
MINUTES
Presiding: Jeff
Miller,
Members
Present: Bob Miller, Ben Daviss, Sheldon Sawyer, Dave DeCoste, Henry Fletcher
Donn Lounsbury, alt., Absent: Eric
Merklien, Jeff White, alt., Shane O’Keefe, alt.
Recording: Pamela Aslinger, Sec./alt.
These minutes
are unapproved and will be reviewed at the November 11th, 2008 meeting for
errors, omissions, and corrections.
There were 18 +/- persons in the audience. Ch. Miller hosted the
I. Meeting opened at
7:00pm
A.
Roll Call - Ch. Miller appointed D. Lounsbury for E. Merklien
B.
Minutes - Sec. Aslinger reported one correction for each of the
October minutes. A motion to approve the minutes as corrected was made by Mr. Daviss,
seconded by Mr. DeCoste, vote called, all were in favor, motion carried.
II. Review Applications
Submitted:
A.
Claude W. Webster - Minor 2 lot subdivision located on 1221 County and
Carpenter Hill Roads, Map 3 Lot 20 in the rural agricultural district. Proposal creates Lot 1 of 8.77 acres with
existing house and
III./IV. Ch. Miller closed the meeting and
opened the public hearing at 7:05pm and called for public comments. Hearing none he closed the public hearing at 7:08pm and re-opened the meeting.
Action on application submitted: Mr. Daviss moved to approve the Claude
Webster application as presented with the condition State subdivision approval
is granted. Mr. DeCoste seconded, vote
was called, all were in favor, motion carried. The maps and mylar will be signed upon receipt
of State subdivision approval.
B. Bensonwood Homes - Site
Plan Review and Conditional Use Permit under the Well Source Protection
Ordinance Section 4A. located on the west side of Rte. 12 formerly Huntington Farm, Map 12,
Bensonwood representatives Peter
Wotowiec and Randall Walters presented along with engineer Jeff Kevan of TFM
Structural Engineers. Mr. Walters
switched the lighting plan and elevation plans that were updated and Mr. Kevan
distributed miniature sets of plans for each member.
Sec.
Aslinger reported that the application materials were complete and a letter
from the State regarding the alteration of terrain permit had been received. A
motion to accept the application as presented was made by Mr. Daviss and
seconded by Mr. B. Miller, all were in favor, motion carried.
III./IV. Ch. Miller closed the meeting
and opened the public hearing at 7:15pm.
Mr.
Wotowiec gave a brief overview of the Bensonwood operations over the prior 30
years with 10 years at Blackjack Crossing Rd. in Walpole. Their expansion needs led them to the Huntington
Farm parcel. They have met previously
with the planning and zoning boards and have been granted a special exception
to operate an industrial use in the rural agricultural zone. Mr. Wotowiec said they presented a long-term
larger proposal to the ZBA but were presenting only the first phase to the planning
board knowing they will need to return before Phase II is begun. He said they would be manufacturing millwork
and mechanical room fabrications in Phase I, remodeling an existing building
and building two adjacent buildings.
Mr.
Walters said they are expanding into more finished products to reduce site time.
The buildings are finger shaped to help coordinate differing components simultaneously. He referred to the plans showing the first
three “tubes” (buildings). They plan to
reuse and remodel the first of the old Hubbard buildings by surrounding it with
more attractive buildings helping them to move more quickly onto the site. He referred to the proposed layout plans. They are expanding in a way that looks
familiar with the Blackjack location using the same colors, fencing,
signage. The operation will include more
innovative ideas so they have included a glass cube/header building. They will be bringing client tours to the
facility and they are planning some photovoltaics and green roofing at some
point. They anticipate it will qualify
certified “green”.
Mr.
Wotowiec reminded they were also applying for a conditional use permit in the
well source protection area but felt the site plan review portion should be
presented first. Ch. Miller agreed. Mr. Wotowiec traced the property boundaries
and also pointing out traffic flow.
A
Walpole Academy attendee asked if any of the residential neighbors were
concerned about the level of industrial activity on the parcel. Mr. Sawyer answered that because the site was
also partially commercial the residents were not opposed and most had spoken in
favor of the new uses. Mr. Wotowiec
pointed out that a portion of the lot is allocated to remain as existing hay
and corn fields and he pointed to where buffering is located. He asked Mr. Kevan to describe the site.
Mr.
Kevan referred to the maps locating the building and its relation to the site
and materials flow. They intend to keep
the front yard open preserving a large pignut hickory tree and showed a large
wooded area that will remain intact as well as the corn and hay fields. He said to the east there is a very thick
pine buffer along Huntington Lane cushioning the residences. He said what is
proposed is a 50 x 100 ft. building in the front that will be production/office
space, a small basement of 2,400 sq. ft. for equipment such has heating units
and utilities, a small 1000 sq. ft. mezzanine for storage. In addition there will be two more buildings,
one of 50 x 230 sq. ft. one story, and a 50 x 200 sq. ft. on the south
side. He referred to the plans noting
there will not be loading docks because the site is very flat. He showed where the products would come out
of and into the sides of the buildings.
The buildings will have a paved apron for forklifts with gravel elsewhere
with only 8 paved parking areas for visitors as there won’t be a high number of
employees whom will likely park on the gravel areas. There will be additional pine trees on the
Chamberlain side and also to screen the transformer pad, the landscaping is
minimal. He reviewed the drainage
plan. There is no discharge point on the
side, it recharges back into the land, they have enhanced the natural recharge
areas as opposed to one large catch area.
He said the connector road has been pitched into their site away from
the abutters into a shallow swale.
Walpole Planning Board Minutes 10/14/08 page 3
There are leaching natural catch basins for winter
conditions. One area has an existing
ravine that will be utilized and all the soils have excellent percolation rates
that are more than adequate to deal with runoff. Mr. Walters noted propane tanks will be used
in the first phase as their primary heating but they intend to use wood waste chips
exclusively therefore the propane will be used as back up only and it’s area will be roofed.
Mr.
Kevan went over the lighting plan. They
are using low profile downcast building mounted lighting approximately 15 ft.
up. There is one free standing light out
by the parking area. He highlighted the
area on the plans to show the light patterns dissipating tight to the building. They are using a lower watt bulb and the
lighting is primarily for the winter months and will not be left on
continuously. There are two security lights that may be left on.
Mr.
Wotowiec quickly reviewed the application folder pointing out appropriately
filled out checklist, letters from the water, fire and conservation
departments, the various easements, truck and traffic reports, stormwater
management reports plus chemical lists and an estimate of employee projections.
Mr.
Shane O’Keefe asked about materials that would be stored outside? Mr. Walters showed where outdoor storage was
being proposed describing that it would house small recycling dumpsters,
finished products, and raw materials.
Finished product is plastic wrapped although the areas are crowned to
avoid water collecting. Mr. Wotoweic
said they explicitly want their products water free so everything is wrapped
including raw materials. Shipping
bundles will not remain on site very long.
Mr. O’Keefe then asked if the row of trees were on their property? Answer was that the buffer was about three
tree layers with the older trees on the abutters land but the younger growth on
their site making it easier to maintain and fill in the buffer when needed. The placement of the roadways have taken into
account the importance of preserving the buffers.
Mr.
Wotowiec gave a brief talk about Bensonwood’s use of “lead manufacturing”. The
strategy is to reduce waste and to keep materials at “just in time” levels
thereby reducing the need for prolonged onsite storage of materials and
finished product.
Mr.
Schupack asked if the finishing materials that have very low toxicity levels
would be stored inside the building and would they employ just in time levels? Mr. Wotowiec said yes they would bring in only
what is needed per job. They have a
representative from LaValley who comes in weekly to provide the materials
needed for the week thus allowing less storage of materials on site which are always
stored inside.
Mr.
DeCoste asked about truck traffic flow.
Mr. Kevan said Huntington Lane would be used exclusively during the
first phase but at a later date Edwards Lane would be used upon overall build
out. Mr. Walters said it might be as
late as when the Hubbard lease is up.
Mr. DeCoste expressed concern over the residents of Huntington Lane,
whether they were aware truck traffic was going to be routed over Huntington
instead of Edwards Lane which has been previously discussed. Ch. Miller asked about the time-line. Mr. Wotowiec expects they will do something
in 2009 such as the front 50 x 100ft.
header building and the renovation of the existing building. Mr. Walters agreed adding that economics
would be a driving force in the construction time-line.
Mr. Sawyer said the
Selectboard is very supportive of the project it increases the tax base and
provides employment opportunities. He
commented that protecting the well source by the conditional use permit is
critical. Adding that it’s not to
prevent businesses from being located in the area as long as they meet the safety criteria.
7:55pm Ch. Miller called for further comments on the site plan review
portion of the public hearing, hearing none he turned the discussion over to Mr.
Wotowiec in regard to the Well Source Protection Ordinance and the conditional use
permit.
Mr. Wotowiec said they too
have an interest in the Town and it’s water resources, they want to do the
right thing, it’s their water too. He
said they are a local business and they can
Walpole Planning Board Minutes page 4
conduct their business and protect the wells. He said Bensonswood has a very good record -
in over 32 years of business they have never had a spill nor hazardous waste
issues. He said they have a shared
vision throughout the company to be environmentally conscientious and
ecological stewards. He said the
management is concerned about waste and pollution control, they have a
committee made up of members from each of their 5 facilities that meet monthly
to address issues and do inspections.
They follow Best Management Practices the use a pollution prevention
plan, included in the application materials.
Purchasing departments choose non-toxic products, onsite storage is
limited and often shipped to the project site, they reuse where possible, use spill
proof containers and cabinets, there are no drains in the floors. There is a waste storage cabinet that is
disposed of every three months at the Keene transfer station hazardous waste
days or taken away by Clean Harbors waste removal.
A Walpole Leadership Academy
participant asked about the State’s EPA mandates for chemical inventories? Answer was Bensonwood is below the threshold
and are not subject to EPA mandates.
Mr. Wotowiec pointed to the
Chemical list included in the application.
He said the ratings are of note, they have identified what they are
using and most have a very low rating of 2 or less. He said they are a well managed company
coordinated in their efforts to handle the materials in the safest manner.
Mr. Kevan addressed
specifically the five criteria under the conditional use permit taking into
account: 1. The type of materials are not in danger of
contaminating the ground water. 2. The
runoff is being recharged onto the site.
3. The site is serviced by Town
sewer in regard to septic issues.
4. An alteration of terrain permit
has been applied for and the stormwater management plan has been filed with
NHDES. Also EPA is to be notified when a
site disturbance is over 1 acre, they have file a stormwater pollution
protection plan in report form. During
construction an agent will review the process in regard to sedimentation and
erosion control. The site has no
wetlands to consider, silt fences will be used where needed. 5.
They feel they have satisfied the criteria therefore an additional
outside review is not needed.
Ch. Miller called for
questions. Mr. Lounsbury asked about
fire hazards regarding wood chips and sawdust?
Mr. Wotowiec said the Fire Dept. is very familiar with their system at
Blackjack - this location will be the same.
Mr. Walters said they stockpile fuel in unchipped version and grind it
as needed. He said this facility is
mostly assembly so they will likely truck the fuel from the Blackjack
location.
Mr. O’Keefe asked if the buildings have
sprinklers? Answer was yes.
Ms. Mansouri asked about the noise level of
chipping and burning? Answer is less
than Blackjack because they will not have a generator on the site. Mr. Wotowiec said he runs equipment over the
chipper at Blackjack and he can talk over it normally, the noise is contained
in the building/basement. He added that
Hubbard expressed concerns over scaring the chickens with loud and sharp noises
- they can assure them that the noise would not be an issue.
Steve Grenier from the water
department asked if they could be copied on all the stormwater pollution
permits. He asked if they have taken
extra measures to protect contamination due to the site being in the well
source protection area versus if the site were not in a protection area? Mr. Kevan said he hasn’t done too much
different. It’s unlike a proposal for a
shopping plaza with the potential for pollution due to parking lots requiring a
closed system. This site is 100%
rechargeable. Pollutants are minimal
because of the amount of cars on site.
Mr. Grenier asked about loading docks?
Mr. Walter’s said they do not use loading docks because the materials
are off loaded by forklifts from the side of the tractor trailer or
flatbeds. Mr. Grenier asked about bulk
storage of petroleum products? Mr.
Wotowiec said none whatsovever are planned although they are aware they are
allowed up to 1100 gallons of storage according to the ordinance. Mr. Grenier asked about having a
generator? Answer was happily no. Mr. Grenier asked if there were maintenance
plans for clearing stormwater management areas?
Mr. Kevan
Walpole Planning Board Minutes 10/14/08 page 5
said they would put that in place if it is not
mentioned in the plans, basically checking for sediment in some of the dry pit
areas annually. Mr. Grenier asked to
have a yearly report submitted to the water department describing what was
maintained. Mr. Kevan said because it was
completely on site recharge and the grade is so flat, basically the swales are
there to help in the winter and have been laid with a gravel base. Mr. Wotowiec thought there would be minimal
activity and maintenance. Mr. Grenier
asked to be notified when and if a spill takes place. Ch. Miller thought it would be part of normal
operating procedures to notify all agencies.
Mr. Wotowiec stated they would add the water department to their pollution
prevention plan.
A Leadership academy
attendee asked if the Bensonwood project has had to follow basically the same
pollution and stormwater procedures as the Chamberlain project? What were the differences in the two
projects? Ch. Miller said just the
nature of the businesses were different but both followed and met the same
criteria.
8:20 Being no further comments, Ch.
Miller closed the public hearing. Ch. Miller requested that two
motions would need to be considered, one for the site plan review and one for
the conditional use permit under the Well Source Protection Ordinance.
Mr. Daviss moved to approve the site plan review as presented, seconded
by Mr. Sawyer. With no further discussion Ch. Miller called for the vote, all
were in favor, the motion carried.
Mr. Sawyer moved to approve that the conditional use permit be granted,
seconded by Mr. Daviss. Ch. Miller added “with the condition for the Town Water
department be notified in case of a hazardous spill”. Ch. Miller called of a vote on the amended
motion, all were in favor, the amended motion carried.
V. New Business:
Preliminary Conceptual Consultations - Application Submissions
A.
Travis Royce from Landmark Land Services presented an application
for a lot line adjustment between Duane/Jean Weatherby and Michael/Mary Kemp
and Michael Kemp and Lee Kitchen located in North Walpole on Church St. and
Spruce Street Map 28, Lot 77 and 75. The Wetherby/Kemp southeast boundary is moved
to the southwest removing .07 acres from Kemp/Kitchen lot 75 to Wetherby/Kemp
lot 77. It was determined Kemp/Kitchen lot is
grandfathered short of 75ft required frontage but has access via a driveway. The Wetherby/Kemp lot is substantially
improved by the change due to a small lot almost entirely covered by an
existing house. Kemp/Kitchen lot has no
residence only an old barn. A motion to process the application and
schedule the public hearing for the November meeting was made and
seconded. All were in favor, motion
carried.
B.
Mr. McAllister did not attend.
D.
Mr. A. Dibernardo presented an application for a lot line adjustment for
Dorothy Anderson Galloway located on Cochran Lane. Purpose is to remove back property line on parcel
1 adding 25.34 acres to parcel 2 that then becomes 51.53 acres. A
motion to process the application and schedule the public hearing for the November
meeting was made and seconded. All were
in favor, motion carried.
C.
Industrial Park auto repair business - Ch. Miller described the site in the
industrial park that was converted from a cabinet shop to an auto repair
business, Mr. Dexter is appearing before the ZBA on Wednesday for a variance to
have his auto repair business in the same space. Originally when Extra Innings was approved
for site plan, the cabinet shop was also approved. The change in use for the first auto repair
business did not come to the Planning board for site plan review because it was
exempt ie; less than $10,000.00. It is
likely Mr. Dexter will not appear either since he will also not be spending
more than $10,000 to improve the site.
Mr. Randall Walters was present in Mr. Dexter’s place. No planning board action is needed.
Walpole Planning Board Minutes page 6
VI. Communications and
Miscellaneous
A.
Master Plan Update - DUES Ch. Miller had spoken with Mr. Tim Murphy at SWRPC
both agreeing the balance of the dues are to be paid. He mentioned by not being a full member there
are other benefits like grant writing, economic development and small business
loans such as a project in North Walpole at the Dunning building the Town is
not made part of. 911 and FEMA are grants
sponsored by SWRPC and long-range highway plans as well. Ch. Miller asked for a motion to remove
$1000.00 from the planning board budget for 2008 line item SWRPC-Master Plan
update in order to remain a full paying member.
He asked Mr. Murphy to meet with the Selectboard at budget time to
explain their services. After rehashing
the timeline, reasoning, Selectboard’s response and whether services match the
dues Ch. Miller asked for action.
Mr. Decoste made a motion to remove $1000.00 from the current planning
board SWRPC budget to pay the remaining dues, seconded by Mr. Daviss. Vote was taken, all were in favor, motion
carried. Ch. Miller instructed Sec.
Aslinger to write a letter to the Selectboard to remove the monies from the
planning board budget and pay the balance of the dues.
Revisions
- Mr. Daviss said he circulated the revision of the final drafts of the vision
statement and goals and objectives asking that the board review the
changes. It was determined to hold a
public hearing on the final draft of the entire land use section that will
incorporate the revisions. Mr. Daviss
described the changes and asked for comments.
Mr. Schupack offered two corrections.
The board agreed to his correction on #12 to replace encourage with
utilize. He asked to have #16 re-written rather than removed and read his
suggestion. The board disagreed to the
suggestion since it is incorporated in the conservation plan.
Mr. Sawyer moved to have the revisions as presented and discussed
become the final version to present at the public hearing. Seconded by Mr. Daviss, all were in favor,
motion carried.
The next step is to take the final version to
SWRPC so it can be blended into the Land Use Update section, hold a public
hearing and incorporate the new land use section into the Master Plan.
B.
October work section was scheduled for 10/28/08.
C.
Other
VII. Meeting was closed at
8:50pm Next regular
meeting to be held November 11, 2008 upstairs in the Town Hall due to
elections.
Cc: PB, ZBA,
BOS, NWVC, Town clerk, related applicants and agents
Posted: Town Hall, Lobby, Burdick’s Market,
www.thewalpolean.com