Town of Walpole, NH

Planning Board Meeting Work Session

August 23, 2005

Unapproved Minutes

Presiding: Jeff Miller, Ch.

Members Present: D. Edkins, E. Merklein, D. DeCoste, B. Miller, R. Boas, alt.

F. Dill, alt.

Members Absent: S. Sawyer, Select’s Rep., H. Fletcher

Recording: P. Aslinger, alt.

Note: The following minutes will be reviewed on Sept. 13, 2005

Agenda was posted Town Hall and Burdick’s Market on Aug. 21, 2005

Meeting was called to order 7:45pm

Secretarial Position: Ch. Miller said the newly hired Secretary had resigned because of change in her husband’s employment, that the Selectmen and search committee were in the process of re-advertising for the position, and that P. Aslinger may be filling in or applying for the position. P. Aslinger stated that she would be meeting with E. Vose and B. Webb on Wednesday August 24 to discuss the position, noting that her only conflict would be the times away traveling specifically Jan/Feb. Ch. Miller felt that the Planning Board would cover for her, D. Edkins suggested he contact Regina _____ who helps out in Charlestown to be a fill in for Pam. Ch. Miller stated that the Select’s Office will be sending notification and notices out for the Planning Board for the Sept. Meeting ie;

Allison’s Orchard and F. Dill applications.

P. Aslinger distributed an updated Member Contact List for the Planning and Zoning boards with e-mail addresses.

OLD BUSINESS:

Subdivision Regulation Update - P. Aslinger distributed Charlestown’s regs and SWRPC handbook to subcommittee members, D. Edkins, D. Decoste and E. Merklein The subcommittee (including P. Aslinger) will compare the Charlestown Regs and SWRPC handbook to Walpole’s regs and meet in 10 days to review and prepare a draft for the Sept. meeting or work session.

Fee Schedule/Application Draft - Copies of Charlestown’s fees plus Ch. Miller’s actual Planning Board expenses were compared against a draft schedule/application prepared by P. Aslinger. Ch. Miller had spoken with E. Vose, Ch. ZBA who agreed that the fees should be user based. Mr. Clancy Houghton, sitting in the audience, suggested we contact SWRPC to have additional fee schedules from other towns to compare. D. Edkins said SWRPC had sent Charlestown a “packet” of comparisons. F. Dill asked if the fee schedule should make a reference to additional fees imposed by the Board for special studies, it was agreed that the subdivision regulations contain adequate mention

PB Minutes 8/23/05 page 2

and explanation of additional fees. The Board made several suggestions and asked for a new draft to be presented at the Sept. 13 meeting.

Deadline Meeting Schedule - Copies of the schedule were reviewed, suggestions made on whether to post this information or have it as an internal use document. P. Aslinger stated that the information is important for processing applications, especially for the Secretary. Most agreed that the information should be for internal use.

Zoning Changes Update - Board discussed the previous attempt to change the density of apartment buildings in the commercial zone that failed by 2/3rds vote at the 2005 Town Meeting. D. Edkins suggested the Board contact by letter every person who signed the protest petition to come before the Board to discuss their specific concern. Members suggested the Board do a better job of advertising and explaining amendments. D. Decoste asked F. Dill why he was opposed to the amendment? Mr.Dill explained that there was an impression that it was anti-everything. That the commercial zone is the best zone for higher density housing, that 25000 sq. feet is not good for affordable housing or elderly housing and not practical for a developer. That there was concerned over many individual cottages vs. a well planned lower impact cluster, multifamily housing concept.

He said the amendment seemed “forced at the last minute, lacking explanation”. E. Merklein and others stated that it was not the intention of the Board to limit affordable, work force or elderly housing, but instead an attempt to have all apartment density uniform in all districts. That the Board still feels that the amendment is viable but needs to be better explained, written with the actual intent, and include input from those who signed the protest petition. D. Edkins will draft a letter to send to the petition signers inviting them to a future Board meeting, suggesting the Board review a draft amendment at the Sept. work session. Deadlines for proposing amendments to the Town were noted, allowing for at least 2 public hearings to be held no later than January 10, 2006, the first no later than Dec. 13, 2005. Members felt that the sooner the better, opting to hold the first public hearing in November. Final amendment would need to be submitted to the Town by Jan. 31, 2006.

Class VI Road Policy Update - Ch. Miller said he was in the process of writing a review procedure and recommendation policy, that he had spoken with the Selectmen regarding the Merriam Farms situation, that the Selectmen had met with the Surry Selectmen who have refused to accept the road as a Class V. There are several conservation violations and liens against the project due to the logging operation that are not being resolved. The owners will be meeting with the Walpole Selectmen on Thursday.

The Board discussed how roads are accepted, who has authority and referred to the State statutes 674.40, 40a, 41. They discussed whether a zoning amendment could be created to better support the Selectmen’s position of no new roads or roads accepted only by Town vote. They discussed the PB role in creating new roads in subdivisions, that the Selectmen have the sole authority to accept by PB recommendation with or without conditions, for example the subdivision Sand Hill road was accepted once 75% of the lots were developed.

PB Minutes 8/23/05 page 3

Capital Improvements Program Update - Ch. Miller will contact SWRPC and ask the representative to attend the October meeting.

Other - P. Aslinger asked if the Board agrees to post minutes and agendas on the “Walpolian” website in addition to the Town’s website, Burdick’s Market and Town Hall, all agreed.

NEW BUSINESS:

Commercialization on Wentworth Rd. - A letter from the Zoning Board to the Selectmen was read into the record regarding the Alpaca Dance Farm that is in violation of the Zoning Ordinance for several reasons. The Planning Board may see an application for Site Plan Review on the operation depending on the outcome. The Board discussed other areas on Wentworth that could be in violation and whether the Zoning Ordinance needs to better address expansion of “incidental” use. Chuck Bingaman from the audience questioned whether the Zoning Board was the proper authority to handle complaints. D. Edkins cautioned that the Selectmen should be the first contact since the Zoning Board is the appeals board. It was noted that E. Vose brought the matter to the Selectmen immediately after the ZBA was made aware of it. The Selectmen requested the ZBA to write the letter.

Frontage/Zoning Interpretation N. Walpole - D. Edkins had no further information.

Build Out Study - D. Edkins intended to bring a copy of Charlestown’s study but was unable to for tonight’s meeting. He reiterated that he did not feel the information gathered was helpful in planning, that it gave huge numbers to unlikely situations and worst case scenarios. F. Dill agreed stating that the study was overkill, lots of work and expense to show the Bronx moving into Walpole. Mel Shupack from the audience, disagreed stating that the study would help to test the existing zoning ordinance and how adequate it is, where there could be trouble areas. R. Boas agreed saying it would provide current information based on current zoning to give a better existing picture to protect the integrity of the Town. Some felt it would be used for anti-growth. E. Merklien stated that without the study, the Board cannot plan adequately for the future, without defining the scope of what we have available. He stated the study should not be used as a doom and gloom chart without proper interpretation. He has contacted Jeff Porter at SWRPC and received an e-mail back defining the cost and scope of the study. SWRPC promotes the study stating that properly used it is not a stop growth measure but a planning tool and a growth barometer. Ch. Miller felt that the Board may have enough on its plate for this year, that the study could be done at another time, but would ask Mr. Porter to address it at the October meeting when he gives his update on the Capital Improvements Program.

E. Merklein asked to revisit the idea of creating a zoning amendment to further support the Selectmen on road issues. He was asked to refer to the State RSA: 674.40 for further understanding.

Review agenda items for Sept. meeting - Ch. Miller stated that Allison’s Orchard and F. Dill were both possibilities for the Sept. meeting. He asked P. Aslinger to contact F. Dill to help him with the process.

Meeting Closed at 9:45PM