Town
of
Planning
Board Meeting
September
13, 2005 7:30PM Town Hall
Unapproved
Minutes
Presiding: Jeff Miller, Chairman
Members Present:
Ray Boas,
alt.
Members
Absent: S. Sawyer, F. Dill, alt. present
in audience as an applicant
Recording: P. Aslinger, Secretary and alternate
Meeting opened 7:35pm
These minutes will be
reviewed at the Oct. 11, 2005 meeting.
All notices were posted and published, all abutters were notified for all hearings.
Ch. Miller designated R. Boas
to sit in for D. Edkins, Mr. Edkins arrived a few minutes later, Mr. Boas was un-designated.
E. Merklien stated he would be recusing himself on the Jasse
application.
Minutes and secretary’s
report were passed over until later in the meeting.
REVIEW OF APPLICATIONS SUBMITTED
Ch. Miller opened the public hearing for the
Jasse/Alyson’s Orchard Site Plan Review
in the Rural Ag. Zone, Map 4 Lot 44, proposing a 2400 sq. ft. expansion of the
events center located at 57 Alyson’s Lane.
(Sec. procedural clarification
note: This application was accepted as
presented at the Aug. 9, 2005 meeting under the “expedited review” procedure
which allows the Board to accept applications at the time of the preliminary
consultation depending on the completeness of the application and is allowed
only on lot line adjustments, minor subdivisions, minor site plan reviews.)
Mr. Jasse made a presentation
describing the new entrance, providing color photos of the new entrance based
on a site he visited at Mt. Rainer Nat’l Park.
Described his intent to have most of the orchard
traffic enter from Rte. 12. He
stated he was proposing to add 2400 sq. ft of space to his existing events
center to accommodate larger weddings, that the
proposal is consistent with what is already there, just that they need a bit
larger facility to hold larger wedding parties.
He showed the public sketches of the proposal prepared by an
architect/artist.
Mr. Miller called for
questions from the public, being none closed the hearing and re-opened the
meeting. He then asked for questions
from the board members, Mr. Edkins restated Mr. Jasse’s intent which is to put
a 2400 sq. ft. addition onto the south end of the building. Mr. Boas asked whether Mr. Jasse would be
enclosing the building before winter, Mr. Jasse said he would be starting the
project in November, time allowing the building may or may not be closed
in for the winter. Being no further
questions Mr. Miller tabled action until later in the meeting. A question came from Carol Dill, asking
whether the new entrance would keep out deer, proposed using a cattle guard,
Mr. Jasse felt that he might not be able to keep out the deer under any circumstances,
citing his present deer fence and its marginal effectiveness.
Mr. Miller then opened the second Public hearing on
the Fred and Carol Ann Dill application
for a Minor 2 lot subdivision located in the rural agricultural zone located at
250 Old Keene Rd, Map 7 lot 24-2, resulting in 2 lots of 22.09 acres and 22.05
acres.
A motion to accept the
application as presented, was made and seconded, vote was unanimously in
favor. (Sec. procedural note: Mr. Dill
appeared before the board on Aug. 9, 2005 meeting on a preliminary consultation
basis but did not have a completed application, the board stated they would
schedule a Public Hearing for the Sept. 13th meeting provided Mr. Dill
submitted a completed application by the notice deadline, which he did. This satisfies board procedures on expedited
review but the application must be accepted prior to opening the public
hearing.)
Mr. Dill presented his
proposal, noting existing and proposed driveways and lots. He stated that all frontage, lot size, set back requirements for the zone had
been met.
PLANNING
BOARD MINUTES 9/13/05 PAGE 2
Ch. Miller called for questions, Chuck Bingaman asked if the property included
access to Rte. 12. Mr. Dill stated that
there is no access to Rte. 12, that Rte. 12 is behind his property but he does
not abut Rte. 12.
Being no further questions,
Mr. Miller closed the hearing and re-opened the meeting.
Ch. Miller tabled action on
the application until later in the meeting.
Minutes from 8/9/05 and 8/23/05 were approved as presented by a motion from Mr.
DeCoste, seconded by Mr.Merklien, all in favor.
UNFINISHED BUSINESS
Lentex Site Plan Review - Letter from Fire Dept. was read into the record, copy
in file, stating that the Fire Dept. had reviewed the blueprints and was
confident in the adequacy of the sprinkler system and accesses. No one was present representing Lentex, their
plans may now be signed, they will be notified.
Gohl/Sandri
Frontage/zoning interpretation N. Walpole/Cray subdivision - Mr. Edkins stated that he had contacted Tom Reagan
and Bob McCormick, zoning commissioners for
NEW BUSINESS
Walpole Historical Society - Sec. Aslinger stated that Sue Vose had contacted
her by e-mail requesting to be put on the agenda for a possible Site Plan
Review, the Society was proposing to remove the existing roof and completely
replace it, and to possibly extend the side porch. Sec. Aslinger informed Ms. Vose that roof
replacement would not trigger a site plan review and minor changes to the porch
if under $10,000.00 would be exempt from Site Plan Review,
that she would ask for Ch. Miller’s concurrence. Ms. Vose asked to be removed from the agenda
via e-mail after the agenda had been posted and said that the Historical
Society would be in contact if their plans changed. Members concurred.
Dance Alpaca Farm - Ch. Miller asked if anyone was present representing the Farm, no one
was present, this item will be not be carried on future agendas unless
requested by the owners.
Other New Business - Berkshire Development Corp. Site Plan Review Rte. 12 Plaza and
baseball field properties. Larry Wagner
of Wagner Engineering,
The second access would be on
He mentioned that the plans
take into complete consideration all that is allowed in the Site Plan Review
regulations regarding parking and landscape, setbacks and screening.
Ch. Miller asked if questions
from the audience could be held until Mr. Wagner completed his presentation.
PLANNING
BOARD MINUTES 9/13/05 PAGE 3
Mr. Wagner showed
architectural and elevation drawings representing what the buildings might look
like. Taking into consideration what the
Townspeople have suggested, the building is clapboarded with a new low
maintenance material, sloping roofs of either standing seam or standard asphalt
shingles, dormers and columns, color scheme remains to be decided upon. He stated that the design conforms to the
Town’s zoning and site plan regulations ie; bulk area, setbacks, etc. He stated that the site plan regulations lack
specific criteria on parking stating “appropriate for use”, he used several
studies and determined the layout at 5 spaces per 1000 sq. ft., considered
“appropriate”.
Mr. Wagner looked over the
site plan regulations and checklist, seeing only one waiver request for the
storm drainage system, feeling that they may have a better proposal that may be
more attractive, instead of incorporated into the parking islands.
Tim Trainor announced that he
would welcome Board input and answer questions but reminded that this is a very
preliminary discussion. He noted that
the existing plaza would also be updated according to the way the new proposal
would be designed, feeling it would be better to have both areas resemble one
another and that it was time to upgrade the existing plaza. Due to the
complicated tenancy, lease and owners agreements,
Mr. Edkins asked if the
renovation upgrade would be at the same standards as the new proposal, ie;
parking, lanes, lighting, plantings etc.
Mr. Tainor and Mr. Wagner said yes, that they preferred to somehow tie
in the two parking lots to keep the Rte. 12 travel minimized and to increase
the safety of traveling by car or on foot between the two shopping areas.
Ch.
Miller asked everyone to state their name for the record before asking
questions.
Cliff Cooke of
Mr. Trainor and Mr. Wagner
stated that to have a “cross access” agreement is complicated by the other
abutters and their needs, such as the Bank of Walpole, that a natural
connection would be behind the bank, but that it was somewhat complicated at
this preliminary stage, that they would be talking to
the Bank. The snow issue hasn’t been
specifically addressed on the plans at this point, other than piling it in the
surplus parking that has been incorporated, that it would be piled and likely
removed, but that they prefer to have it off premises, they would be looking
into alternatives. Rick, manager of
Shaws noted that currently snow is being piled at various designated areas.
John Hansel of
Mr. Trainor stated that yes
it would be a single ownership and that yes it is likely that the largest
portion of the building at 40,000 sq. ft. as required in the zoning would be a
grocery store, that at this point without a finalized plan he is not soliciting
tenants, but that Shaw’s could actually decide to enter the newer space. Mr. Trainor stated that the process that
PLANNING
BOARD MINUTES 9/13/05 PAGE 4
committed to staying within
the zoning requirement, that they would not pursue tenants looking for more
space.
Paul Happ of Walpole asked
whether the Board could approve their Site Plan without knowing who the tenants
are and whether we know what use we would be approving.
Ch. Miller stated that the
Planning Board has no jurisdiction over Berkshire’s marketing, that what we
would be approving for “use” would be defined as “retail space”.
Mr.
Trainor stated that market research will determine the tenants, that zoning
controls allowed use.
Bob Jasse of Walpole asked if
the large 40,000 sq. ft. space is a supermarket, what would prevent a single
owner from adding a fish market, meat market etc. to gain more than the zoned
space requirement.
Mr. Trainor stated that it is
not part of the plan, that it can’t be done according to the zoning, that they
are not trying to undermine the ordinance by connecting stores, that it would
disingenuous, he understood the reason behind the question, and one of the
suggestions was made at the focus group sessions to create a farmer’s market
style setting that would allow many independents to form a larger than 40,000
sq. ft. space. He stated again that
Berkshire was committed to stay within the requirements and will not be
disingenuous.
Matt
Such of Drewsville asked if market studies will show what the radius of users will
be?
Mr. Trainor stated that he is
not in the market research business but common sense of who will access may be
8-9 miles away from Keene and not sure how far to the west. He said when they
solicited input initially, they published a questionnaire in a local paper and
on their website, reaching 5-6000 people, that they received back around 3-350
responses with no addresses, so only a specialist could come up with accurate
results. He said of the two group
meetings held in Walpole, 10 -12 people came in the morning session and about
the same for the afternoon session, that it was clear from those groups the
differing opinions of what some prefer over others, noting that while some
would encourage patrons from across the river, others felt is more important to
limit the store sized to service only those in Walpole, that economic
differences also came to light. He said
that it’s been his experience that there are a good amount of retailers in the
3-4000 sq. ft. size range that create a more intimate shopping experience and
that surprisingly women’s, children’s and men’s clothing topped the list from
“what Walpole wanted”. He sited an
instance of a project that he developed to be made up of several varying retail
stores but once it was filled was several women’s clothing stores. He said he wouldn’t be able to answer all
marketing studies until a study was done.
E.
Merklien asked if Berkshire had plans to include green space within the
proposal.
Mr. Trainor stated that they
would like to incorporate a green space along the north side, to include it in
a storm water and possibly snow storage plan, that often the grasses work to
filter out salts and oils from parking lots, that it would allow fewer parking
spaces to be lost during peak seasons.
He thought they could do picnic tables and flower plantings for the warm
months.
D. Edkins asked what the
existing plaza parking standard is, that he has noticed during the holidays,
parking is tight.
Mr. Wagner and Mr. Trainor
stated that the older plaza has a standard of 3 1/2 to 4 spaces per 1000 sq.
ft. asked Rick, manager of Shaw’s if he felt there was adequate parking, Rick
stated that since Ocean State had moved in the lot has become more filled, more
often especially on weekends and holidays.
The renovation will include a new parking standard.
Dan
Heath of Walpole asked if there were any current plans to add on to the Ocean
State end.
Mr. Trainor said they have no
immediate plans, that there seems to be a lot of retail space available, it
would be years away and the empty space could also provide snow storage as
well.
PLANNING
BOARD MEETING 9/13/05 PAGE 5
D.
Edkins stated the need for safe pedestrian walkways, acting as connectors and
possibly covered.
Hugh Montgomery of Walpole
likes the aesthetics of the proposal but cautioned that you don’t have to drive
too far from here into the historic area of Walpole which has a sense of scale
and intimacy, that he would like to encourage that same scale and intimacy into
the new proposal, that the impact of the new proposal eliminates another
presently green space in the community.
Mr. Trainor agrees, that what
initially attracted them to Walpole, was that the Walpole proper has remained
the same for many years, that the commercial area is 3 1/2 to 4 miles away from
that asset and is all in one spot, preventing
a commercial assault or attacks of “McDonaldizing” ie; plastic and chrome
remakes of what is already here. He
stated that it wasn’t his intent to disturb what is here but to work within
what Walpole represents, that proceeding cautiously for the last 2 years to
keep everyone informed and to gather input to put forth the very best project
within the guidelines of the zoning ordinance.
Judy Daniels of Walpole asked
if they had considered turning the building to face the existing plaza and
feels the need for safe pedestrian walkways is important.
Mr. Trainor and Mr. Wagner
looked over the plans still concluding that the orientation was suited to the
lot and surrounding area.
Stephanie
Montgomery of Walpole stated that “we do walk”, but she is most concerned with
the traffic.
Mr.
Trainor said that DOT would be making their requirements and that Berkshire
would comply.
Roman Byron of Walpole asked
if Berkshire had actually seen the blueprints that describe access, he wondered
whether is was limited. And whether
their intent was to build a mall on the same concept of an outlet he had seen
in Brattleboro.
Mr. Wagner and Mr. Trainor said at the pre-scoping
meeting with DOT nothing had indicated the access as being limited. Mr. Trainor stated that there wasn’t a market
for an outlet type mall here and that he hired the architect to do an
“original” design.
Carol Fabis stated her
concerns were the impact on the water and sewer, parking and lighting, traffic,
and with fast food comes litter.
Mr. Wagner stated they have
been in contact with water and sewer commissioners, they have an initial
impression that it will not adversely effect the system and that retail
businesses are a lower impact than some developments. They will address the lighting during the
site plan review process and conform to the requirements using down lighting
and be sensitive to their neighbors.
John Hansel asked if Stop and
Shop or Shaw’s was being considered.
Mr. Trainor answered that the
bigger chains like Stop and Shop won’t operate on a smaller store, but once he
has a finalized plan it will be fair game once he takes it to the marketplace,
he said that the Town for now will have to live with that. He is committed to doing the project within
the guidelines of the zoning.
Chairman
Miller asked to stop questions at 9PM.
Kathy Haysick of Walpole asked if the revamp of the
existing plaza will be delayed until the new project is finalized, and if they
had talked to the Bank about the connecting access.
Mr. Trainor stated that he
would like the existing plaza to be done starting in the Spring but yes it does
depend on the outcome of the new proposal, essentially so the design can be
related. He said they had not spoken to
the Bank or other tenants yet, but plan to soon.
PLANNING
BOARD MEETING 9/13/05 PAGE 6
Ms.
Haysick said she is the Bank manager.
Dan Heath asked if the
current lighting could be redirected since it is of the older spreading type
and is shining in his windows.
Mr. Trainor asked him to give
him his name so he could have their technician do a simple adjustment, and that
new fixtures would be part of the renovation.
E.
Merklein asked if the architecture could be manipulated to reflect the Town and
will some of the new space be devoted to local businesses.
Mr. Trainor said they would
get more input through the process on architectural design and that once
completed the space would be offered to anyone able to pay the rent, whether a
local business or outside, he felt it was important to have local business such
as a clothing store.
D.
Edkins asked what their timeframe would be.
Mr.
Trainor said they would be back in a couple of months.
Kathy
Haysick asked if there were any other developments to see that Berkshire had
built.
Mr. Trainor pointed to the
old Fairbanks Plaza in Keene, although he was criticized for cutting down a
tree and there was much controversy. He
just recently completed the Dick’s Sporting Goods store in the Monadnock Plaza
in Keene and there are others on his website, he’s done over 160 million
dollars of retail space and did a lot
for CVS from 1995 to 2000.
9PM Ch.
Miller thanked him for bringing the proposal to the Board and being receptive
to answering all questions.
Other New Business:
- John
Hansel representing 250 members of the Walpole Tomorrow group entered into
the record a letter proposing zoning changes to be reviewed at subsequent
meetings beginning with the work session Sept. 27th. Copy on file.
- Asher
Construction of 77 Nashua Rd., Sharon, NH submitted an application for a 2
lot subdivision of 3.24 acres located on Center Alstead Rd. in Drewsville, map
15 lot 17 in the Residential A zone resulting in Lot 1 (17) with 2.23 acres and
Lot 2 (17-1) with 1.01 acres. They have
filed for State subdivision approval, fees and abutters list included, no
existing building present on the lot.
The application qualifies for expedited review. Motion was made and seconded to accept the
application as presented and schedule a public hearing for the Oct. 11, 2005
meeting. Passed all in favor.
Action on Applications Submitted:
Dill 2 lot
subdivision - Henry Fletcher made a motion to approve the subdivision as
presented, seconded by Ray Boas, passed, all were in favor.
Jasse/Alyson’s - Eric Merklein recused himself.
Ch. Miller called for a motion to approve the Site Plan Review as
presented. Bob Miller so moved, seconded
by R. Boas. P. Aslinger noted that the application was
pending a special exception from the Zoning Board. D. Edkins amended the motion to include the
condition that the Zoning board grants the special exception. Motion passed, all were in favor.
OTHER BUSINESS
Ch. Miller said a question
had come up from Buck Taylor, who is in charge of the 911 designation. Mr. Taylor was concerned that the zoning
ordinance regarding single and 2 family dwellings per lot was compromised by a
recent subdivision granted by the Planning Board, specifically the Dahl
subdivision. Ch. Miller and Mr. Taylor
agreed that the intent of the ordinance was that a 2 family dwelling should be
all on the same foundation rather than 2 separate foundations connected by a
breezeway. D. Edkins thought
PLANNING
BOARD MEETING 9/13/05 PAGE 7
the board should consider
whether it would be “wrong” to have a 2 family building to be configured as
such. The Board agreed to seek further
clarification and possibly revise the ordinance.
Ch. Miller stated that
Meredith Cooper will be at the meeting from SWRPC.
He stated that Jeff Porter
regarding the build out study is tentatively scheduled for the October
meeting. Vice Ch. Edkins reminded that
the opponents to the zoning proposal from last year have been invited to attend
the work session and suggested taking up the Walpole Tomorrow’s suggestions at
the same time.
P. Aslinger distributed
copies of her travel schedule noting she had Regina Borden covering for the
Planning Board and Louisa Preston covering for the Zoning Board.
Copies of the Planning board
deadlines were distributed, noting it’s use as strictly, in office. She distributed copies of a revised
application form, further changes noted and a revised copy will be ready for
the October 11th meeting. Copies of
State and Regional Planning schedules distributed for Planning workshops and
the Law Lecture Series.
Meeting
adjourned at 9:30PM