PLANNING BOARD

Walpole, NH  03608

 

Regular Meeting – Tuesday March 10, 2009 7:00pm Basement Office

MINUTES

 

Presiding:  Jeff Miller, Ch.

Members Present:  Henry Fletcher, Sheldon Sawyer, Sel., Bob Miller, V-Ch., Ben Daviss, Shane O’Keefe, alt., Dave DeCoste

Members Absent:  Eric Merklien,  Jeff Smith, alt., Donn Lounsbury, alt.

Recording: Pamela L. Aslinger, Sec./alt.

These minutes are unapproved and will be reviewed at the April 14, 2009 meeting for errors, omissions and corrections.  There were 7 persons in the audience.

 

I.          Meeting Opened at 7:00pm

            A.  Roll call – S. O’Keefe designated for E. Merklien

            B.  Minutes – A motion to approve the minutes as presented for the February 10, 2009 meeting was made by B. Daviss and seconded by S. Sawyer, vote called, all were in favor, motion carried.

 

II.        Review Application submitted

            A.  Lawrence Burdick – Site Plan Review located at 52 Main St. Map 21, Lot 9 in the commercial district.  Purpose is to historically restore and renovate the three level building to include a main level columned porch, enclose existing upper porch and add one additional apartment on the upper floor resulting in a net increase of 1046 sq. ft.  The building will be expanded to the original footprint with a total exterior increase of 50 ft.  It qualifies for an expedited site plan review and is subject to receiving a non-conforming use alteration permit from the ZBA.  Sec. Aslinger reported that the application as described was complete except that the sets of plans had not been received but were to be available for the meeting.  Mr. Burdick reported to her that Cathy Watson would be presenting the application and it has undergone several changes.  Ch. Miller called for a motion to accept the application as complete, so moved and seconded, vote called, all were in favor, motion carried.

 

III.       Ch. Miller closed the meeting and opened the public hearing (7:10pm) and asked Cathy Watson to present the application description.  She provided 4 sets of plans and described the changes in returning the building to its historic facade by including the porch and columns (as shown in an old photograph) however they will not be expanding the number of apartments to two.  One apartment will remain, upper porch removed, the building renovated and front columned porch created within existing footprint and the east end will be squared off with a 6 x 24 ft. addition in line with the existing east end.  She explained the renovation would greatly improve safety issues coming out of High St. and the need to expedite the construction in order to meet tenant timelines.  She asked if the town would make arrangements for them during the construction period to close off their portion of High St. since there isb’t set back space to work within.  Mr. Sawyer said to contact J. Terrell and he mentioned there is serious discussion about making High St. a one-way street.

Myra Mansouri was present and commented on the plans and need for the ZBA permit for an expansion of a non-conforming use.  Mr. O’Keefe asked if the addition encroached on the setback?  Answer was no the addition was contained within an existing setback.

Sec. Aslinger reported she had filled out the site plan review checklist/waiver form with Mr. Burdick and it is on file.   Due to the expedited review many items are not applicable.

­Walpole Planning Board Minutes 3/10/09 page 2

 

IV.       Ch. Miller called for further questions and concerns, hearing none closed the public hearing and reopened the meeting (7:20pm) and asked for board discussion and/or action on the application as presented.  A motion to approve the application as presented was made by Mr. Sawyer and seconded by Mr. DeCoste.  Sec. Aslinger asked if the motion should be amended to include “pending ZBA permitting”?  Ch. Miller and others agreed it was not necessary to amend the motion, if the ZBA denied the permit the Site Plan would be invalid anyway.    Mr. O’Keefe asked for clarification on the need for site plan review. Vote was called, all were in favor, motion carried.

 

Ch. Miller reminded Ms. Watson to speak to the Selectboard regarding the building permit and closing High St. during the construction.  She said they planned to get started as soon as weather permits in order to have the retail space available for fall.

 

V.        New Business:  Preliminary Conceptual Consultations – Application Submissions

            A.  Other - Virginia Carter was present to discuss a planning board recom-mendation for a Special Exception and Site Plan Review needed for the construction of a 22 x 24 one story barn to house her winery operation, tasting room and gift shop space.  A special exception is required to operate a commercial/retail business in the Rural Ag. district.  The project is located on Barnett Hill Map 9, Lot 53-1.  Ch. Miller mentioned if she were not going to sell other products not produced on the farm she wouldn’t be required to file for a special exception or site plan review because the zoning ordinance allows farms to exclusively sell their products from their farm in an accessory building.  She was aware but feels it is important to offer accompanying items such as cheese and create a venue of offerings to promote the wine.  She will be submitting her application to the zoning board and provided the board detailed drawings, maps and description of the proposal and a brief overview of the winery operations.  She described the location, egress, parking, delivery routes, “slightly murky” water and byproduct processing, lighting and filing for a driveway permit.  There will be a 12 x 22 ft. concrete slab on the backside for harvest crush, loading and processing.  The building will not include a bathroom, public bathroom or septic system.  She reviewed the criteria the ZBA and PB would consider to grant a special exception and sees no conflict.   

            The board discussed the application process stating if she filed the application prior to 3/30/09 they could process the special exception recommendation and site plan review and hold the public hearings on 4/14/09.  She will be meeting with the ZBA on 3/18/09 to file her application for the 4/15/09 meeting.  Ch. Miller asked Sec. Aslinger to contact Ms. Carter to go over the site plan review checklist/waiver form. Because the square footage will be less than 2500 sq. ft., an expedited site plan is allowed.  Mr. Sawyer suggested she contact the fire department to go over her proposal. 

           

B.  Other -  Sec. Aslinger reported she had spoken with a few of the abutters to the Frink/Merriam Farm lot line adjustment and to Eric Frink directly who reported they are on hold until the boundary dispute with Mr. Faulkner is resolved, he felt it would not be resolved until the entire parcel was surveyed.  Mr. Faulkner has been in contact with Mr. Flavin, Surveyor to survey his holdings once the weather improves.  Sec. Aslinger submitted two letters from Mr. Faulkner requesting that the planning board and selectboard withhold any actions until the matter is resolved.  Mr. Sawyer said there has not been a building permit request from anyone regarding the wind/energy meteorological tower.  Ch. Miller said the lot line adjustment application is officially canceled and they will need to re-file at a later date with the fees to be adjusted.

 

 

 

 

Walpole Planning Board Minutes 3/10/09 page 3

 

VI.       ­Communications and Miscellaneous

            A., B.  Master Plan Update – SWRPC funding – Update is on hold until funding is determined at the Town meeting.  Ch. Miller reported that Tim Murphy would attend to support the need for SWRPC’s membership and services.  He asked for other members to speak up also.

            C.  New legislation – Members agreed after reviewing the Wind/Solar energy models that the authority for the ordinance falls under the building permit process so will not need planning board action and it may not be pertinent to Walpole due to the terrain restrictions for large scale operations.  They agreed to delay discussion of Workforce housing until it is enacted.

Sec. Aslinger suggested members go to NHLGC website and review the Jan 2009 article in Town and City and review changes to growth moratorium legislation.  Ch. Mansouri said she would share literature from a meeting she will be attending on the workforce housing issue.

            D.  Ch. Miller announced work sessions would resume in April depending on whether the Town votes to fund SWRPC and the additional $1500.00 to complete the land use section of the Master Plan. 

            E.  OEP workshop handout – 16TH Spring Planning and Zoning conference May 2, 2009.

 

Other – Mr. Andrew Dey arrived late for the public hearing on the Burdick application and was informed it was approved as presented.  He was given a copy of the drawings and stated no concerns.

 

VII.     Mr. Sawyer moved to adjourn the meeting, seconded, all were in favor.  8:13pm

 

cc:  PB, ZBA, WCC, BOS, Town Clerk, related applicants and agents

Posted on or before:  3/16/09 Town Hall, Lobby, www.walpole.nh.us, www.thewalpolean.com