May 10, 2005

Present: J. Miller, D. Edkins, S. Sawyer, B. Miller, E. Merklein, H. Fletcher, D. DeCoste,

Absent: P. Aslinger (alt)

NOTE: THE FOLLOWING MINUTES WILL BE REVIEWED ON JUNE 14, 2005.

All notices were posted and abutters notified for all hearings.

The meeting was called to order at 7:30 pm.

HEARING #1 EVELYN HILL 447 OLD KEENE RD 2-LOT SUBDIVISION. Mr. Bill Lawrence, acting agent, explained that Ms. Hill proposes to divide her lot, Map 4 lot 17, into two lots of 1.17 acres and 6.29 acres. The existing house with well and septic will be on the 1.17-acre lot.

The hearing closed at 7:35 PM.

HEARING #2 MERV MANAGEMENT- VIC AND MARIA COSTELLANO N.WALPOLE BLA. Mr. Bill Lawrence, acting agent, explained that the Costellano’s are proposing a boundary line adjustment of their property at 2 Marshall Street that will divide .31-acres from map 30 lot 23 and annex it to their abutting garage lot, map 27 lot 1-1. The resulting lot sizes will be .42-acres for lot 23 with the existing house that has town water and sewer and 3.81-acres for lot 1-1.

The hearing was closed at 7:37 PM.

HEARING #3 JOE SAWYER RT 12 HOT DOG STAND SPECIAL EXCEPTION RECOMMENDATION. Mr. Larry Juniper, acting agent for Joe and Sonia Sawyer, is proposing a year-round 7-day per week hot dog stand at the Sawyer’s Route 12 Flea Market property. Mr. Juniper said the position the cart is in now is where he is hooked into the power. He said he’ll eventually move the cart closer to the gate. The proposal has received a one-year highway access permit from the State DOT. The hotdog cart is temporary in that it a mobile unit. Mr. Merklein asked if it requires Site Plan Review. The building on the flea market property is being used as an office. Mr. Juniper said the state wants to see how traffic flow to the stand is for one year. He said the stand will be open only during the day- until 3:00 or 4:00 at the latest. The flea market has Special Exception approval to run on weekends through the summer.

The hearing was closed at 7:43 PM.

REGULAR MEETING. MINUTES OF APRIL 12, 2005. Mr.Sawyer made a motion seconded by Mr. Decoste that the minutes be approved as printed. All were in favor.

NEW BUSINESS. JIM MORT BREWERY ROAD 2-LOT SUBDIVISION. Mr. Mort is proposing a 2-lot subdivision of his 13.6-acre property at 115 Brewery Road, Map 14 lot 11. The house will be divided off with 1.6 acres to leave a separate 12-acre lot. The lot is in the Residential B zone.

MOTION. Mr. Fletcher made a motion seconded by Mr. Merklein that a hearing be set for the June meeting subject to and pending the receipt of a completed application and the required fees. All were in favor.

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MAPLEWOOD CIRCLE COMMERCIAL BUSINESS COMPLAINT. Mr. Delbert Frost said his neighbor is running a business repairing high performance cars in his garage. The board confirmed that the property is in the commercial zone- a depth of 250’ from Main Street. There was discussion about the need for a Site Plan Review and a Special Exception to have a garage in a commercial zone. Mr. Frost said his property deed has restrictions concerning this type of operation. He said there are cars in the yard and barrels in the back yard and that the cars are loud. The Planning Board will write a letter to the Selectmen to have them notify the owner that he needs permits to operate a commercial garage on his property. Mr. Sawyer said the Selectmen are already looking into the situation.

SAM “MAC” TALMADGE NORTH ROAD 2-LOT SUBDIVISION. Mr. Talmadge is proposing to divide a 5-acre lot off a 30.5-acre lot, Map 10 lot 24-2. The property is in the Rural/Agr zone and has plenty of frontage.

MOTION. Mr. Edkins made a motion seconded by Mr. Sawyer that the application be accepted and a hearing set for the June meeting. All were in favor.

WILLIAM DAHER RIVER ROAD 2-LOT SUBDIVISION. Mr. Bill Lawrence, acting agent, explained the proposal to divide a 1.9-acre lot off the 37.7-acre lot, map 4 lot 5-1. Both lots will have the required frontage and test pits have been dug according to Mr. Lawrence. State subdivision approval is being applied for. An existing drive will be used for both lots via a ROW. This information will be contained in the deeds. Mr. Sawyer asked if the Zoning Ordinance addresses shared driveways. Mr. Edkins said that in Charlestown a shared drive is allowed only if it is demonstrated that each lot can not have its own. Mr. Lawrence said the existing drive is well situated and that it makes sense for it to be used.

MOTION. Mr. Sawyer made a motion seconded by Mr. Edkins that a hearing be set for the June meeting subject to and pending the receipt of a completed application and the required fees. All were in favor.

WILLIAM DAHER ROUTE 12 2-LOT SUBDIVISION. Mr. Bill Lawrence, acting agent, explained the proposal to divide the commercial property on Route 12 opposite the pump station just north of the plaza, map 12 lot 12, into two lots. The lot sizes will be 1.96-acres and 25,000 sq ft. The setback requirements for commercial property were discussed. The property has one access via a driveway permit issued by the State. The duplex is to be connected sometime around July according to Mr. Daher.

MOTION. Mr. Edkins made a motion seconded by Mr. Sawyer that a hearing be set for the June meeting subject to and pending the receipt of a completed application and the required fees. All were in favor.

CONSERVATION COMMISSION NATURAL RESOURCE INVENTORY (NRI) AND CONSERVATION PLAN. Mr. Peter Palmiotto, representing the Conservation Commission, presented the board with a bound copy of the completed NRI. He said the document follows the wetlands inventory that was completed last year and provides information and resources needed for

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the creation of a Conservation Plan which is the CC’s next project. The project is being called, “Farms, Forests, Streams and Wetlands: Preserving Walpole’s Natural Character”. Mr. Palmiotto read a statement that sets forth the purpose and goal of the plan. He said, “...the plan will provide a guide to preserving the character of Walpole. It establishes priorities that will aid the town in fulfilling the Master Plan goals of ‘protecting and preserving the Town’s critical resource areas in an effort to maintain a balance between the Town’s existing and future development needs and its natural environment...’ Specific purposes are to provide a plan that identifies priorities that will guide town leaders in conservation and development decisions. To protect and enhance the ecological integrity of Walpole’s natural resource base and overall environmental health. To protect and enhance both the Town’s agricultural and local business bases that promotes a sustainable and viable local economy. To inform the residents of Walpole of the options available to help protect the quality of life issues that are important to them. Mr. Palmiotto said the CC will be looking for input from all town residents. Copies of the NRI will be made available to purchase from the CC at $25.00 per copy. He said the CC will have a display on the common during Old Home Days on June 25^th. He said the information will eventually be added to the Master Plan.

BEN NORTHCOTT CHENEY HILL CLASS VI ROAD BUILDING PERMIT. Mr. Northcott is requesting a hearing with the Selectmen and Planning Board to request a building permit for his land, Map 13 lot 56, on a Class VI road off Cheney Hill Road. Mr. Sawyer said the Selectmen will hold the hearing. Mr. Northcott provided the board with a list of his abutters. The hearing will be held on Thursday May 26^th at 7:00 PM.

MERRIAM ROAD CLASS VI ROAD BUILDING PERMIT. Mr. Sawyer said the owners have sent two petitions to the Selectmen and are requesting a hearing for a building permit. Mr. Miller said they need to provide the board with a list of abutters and the postage fee. Mr. Sawyer said the Selectmen’s office could get an abutters list together.

OLD BUSINESS. HILL SUBDIVISION RESOLUTION. Mr. Edkins said the proposal conforms to the ordinance and moved to approve it as presented. Mr. Sawyer seconded the motion. All were in favor.

COSTELLANO BLA RESOLUTION. Mr. Edkins said the proposal seems to conform to the ordinance and no new lots are being created. MOTION. Mr. Edkins made a motion seconded by Mr. Merklein that the BLA be approved as presented. All were in favor.

SAWYER SPECIAL EXCEPTION RECOMMENDATION. Mr. Sawyer said the industrial park is just down the road, Benson’s is across the road, and the flea market property is no longer viable agricultural land. He said the property is off a state road and requires no town service. Mr. Merklein said that Mr. Juniper stipulated that it will be a day-time-only operation. Mr. Edkins said he’d recommend that a Special Exception be granted. Mr. Miller said that when the plan for the flea market came before the board the applicant was adamant that it would only be a weekend operation. Mr. Edkins said they are going through the process to have that amended.

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MOTION. Mr. Edkins made a motion seconded by Mr. Sawyer that the Planning Board recommend to the ZBA grant a Special Exception for one year to run concurrent with the state’s access approval. All were in favor.

BOARD ALTERNATES. Mr. Edkins made a motion seconded by Mr. B. Miller that Mr. Fred Dill be appointed to a one year term as an alternate and Mr. Ray Boas be appointed to a three year term as an alternate. All were in favor.

4^th TUESDAY WORK SESSIONS. Mr. Merklein said he would like the Planning Board to help the town plan for the future. He said the board could spend more time reviewing the Ordinance for updates. Mr. Edkins agreed that the board has regulatory business to tend to during the regular meetings and could use additional planning time. Mr. Sawyer said sustainable energy sources are in our future and that this includes windmills. He said the need for buildable land and housing could also be discusses. The board will post the work sessions for the 4^th Tuesday of each month at 7:30 PM at the Walpole Town Hall. The public is invited to participate in the work sessions. Mr. Merklein asked the board to review the ordinance for areas that should be worked on. Mr. John Hansell said the Walpole Tomorrow group will be happy to participate and to serve as a fact finding/resource group.

Mr. Schwenk asked if a microphone could be used at future meetings so that those in the back row can hear the proceedings.

CAPITAL IMPROVEMENT PLAN. Mr. Miller said the SWRPC director is working on getting a proposal to the town. He said the plan will require an inventory of and condition of such things as highways and buildings. He said the Capital Improvement Plan is necessary if the town wants to go in the direction of having development impact fees.

ADJOURNMENT. Mr. Sawyer made a motion seconded by Mr. Fletcher that the meeting be adjourned. All were in favor.

The meeting adjourned at 8:44 PM.

Respectfully submitted,

Judy Trow, secretary