PLANNING
BOARD MEETING
Unapproved
Minutes
Members Present: David Edkins – Vice-Chair; David DeCoste,
Henry Fletcher, Eric Merklein,
Robert
Miller, Sheldon Sawyer; Ray Boas, Alternate and Fred Dill, Alternate (Absent:
Jeff Miller - Chair)
These
minutes will be reviewed at the
All notices were posted and
the public notified for all hearings.
The meeting was called to
order at
The roll call was taken and
it was noted that Jeff Miller was absent.
Mr. Edkins called upon Alternate Member Fred Dill to sit on the Board in
Mr. Miller’s place.
APPROVAL OF MINUTES -
Sheldon Sawyer moved to approve the Minutes of the
January 10 and January 24, 2006 Planning Board meetings as printed. Seconded by Robert Miller. Fred Dill abstained as he was not
present. With six members in favor, the
motion was approved.
NEW BUSINESS:
Sheldon Sawyer moved to place the application for
REVIEW APPLICATIONS SUBMITTED:
ACCEPT/REJECT/DELAY:
WALPOLE PROPERTIES LLC - Two buildings with several
retail establishments and associated parking and driveways, located on Main
Street (Route 12) and Upper Walpole Road (a/k/a Dearborn Road), Commercial
Zone, Map 12, Lot 56. Purpose is to
build a 70,087 sq. ft. building, including common halls and loading areas.
Mr.
Edkins recognized the applicant to present an over-view of the proposed
project.
Dan Levine, Berkshire
Development, was asked to attend this meeting by Tim Traynor, Vice-President,
who was unable to attend due to a personal conflict. He introduced Lawrence Wagner
Planning Board Meeting –
of Wagner Engineering
Associates, Inc., Robin Brustlin of Vanasse, Hangen, Brustlin, Inc., and
Richard Roberts of Omega Design Architecture, Inc.
Larry Wagner explained that
this property is bound by the
Robin Brustlin reported that
Vanasse, Hangen, Brustlin, Inc. did a full comprehensive traffic study. The study area focused on Route 12, the
Ms. Brustlin mentioned that
there is an easement for a cross connection between the two centers. For pedestrian circulation they added a
sidewalk along the north boundary line near the Shaw’s building so pedestrians
can walk back and forth. There is a
detailed lighting plan. The locations of
the 30’ poles are shown on the Site Plans and they meet the requirements. There is also a detailed Landscape Plan with
proposed street trees. Each island will
have shade trees and a planting bed.
Richard Roberts presented the
schematic design showing the buildings.
Each one is designed without detracting from the entire center. The lower building wraps itself around the
Route 12 elevation and the public will be able to enter the building at various
entrances. It will be a single story
building with a slopped roof. There will
be no ramps or steps. They do intend to
make some up-grades to the adjacent
Larry Wagner advised that all
of the uses are allowed in accordance with the zoning. They have submitted a Drainage study that
documents the flows. There will be a
retention pond that will be used as a recharge system into the subsoil. Most of the runoff goes into the ground. They have met with representatives from the
Police, Fire, Water and Sewer Departments and have addressed their concerns. Dave Edkins advised that the Planning Board
received a letter from the Fire and Police Departments indicating that they met
and some issues were resolved. It was
noted that no response was received from the Conservation Commission so Attorney
Hanna will provide information to them and Dave Edkins will follow-up with Gary
Speed, Chair.
Planning
Board Meeting –
Dave Edkins
explained that the Planning Board needs to determine the completeness of the
application. This appears to be a
complete application with a volume of information. He has reviewed the information submitted but
did not review the Traffic study.
The Planning Board members
went through their check list as follows:
A complete application and an abutters list were submitted and there are
no easements on this property. Four sets
of plans were received, however, it was noted that the signature block is
missing. There are no roads within the
project and the driveways are there. The
access driveways are pending final approval from the DOT. Route 12 and
Mr. Edkins then opened the
meeting to the public, asking that discussion be limited to the completeness of
the application at this time.
Jason Munn indicated that the
notice for this meeting was confusing as they mention “Walpole Properties LLC”
but most people refer to it as “Berkshire Development”.
Mark Houghton was called out
of the meeting on a fire call but wanted to be sure that the aquifer will be an
issue to be discussed in the future.
Attorney Thomas Hanna
responded that Walpole Properties LLC was established in
Robert Jasse is concerned
with the two entities. Walpole
Properties LLC is a new name. Attorney
Hanna explained that this is not unusual; it is a typical business practice. He represents Burdick’s Chocolates and when
they bought the R.J. Johnson building they set it up as Walpole Chocolates LLC.
Cliff Cook feels there should
be a connection between the two properties.
He does not want to see people going out into the road to get from one
center to the other. Dave Edkins noted
that the Board wants to talk about the completeness of the application first
and then substantive issues can be addressed.
Jason Munn noted two
issues. The letter from the Conservation
Commission was not received and the other letter is from the Fire
Department. Mr. Edkins read a portion of
that letter that indicates it was a joint meeting between the Fire, Police,
Water and Sewer Departments. Attorney
Hanna asked for a temporary waiver of a letter from the Conservation Commission
to allow time for them to respond.
Planning
Board Meeting –
ZBA Chairman Ernest Vose
expressed concern over the aquifers and storm water discharge. Dave Edkins responded that these issues will
be discussed after the application is accepted as complete.
Dave Edkins again mentioned a
need for a determination from the Board as to whether this application is
complete or not. There is a lot to be
reviewed. He suggested the possibility
of asking the Southwest Region Planning Commission to do a review of the plans
and all the submittals and to look at them in terms of the Town’s regulations
and have them bring this information back to the next meeting. Fred Dill recommended that the Board proceed
with the acceptance of this application as complete, noting that there are a
lot of discussion points.
Fred Dill moved to accept this application from
Fred Dill moved to compile all the information and
send it to the Southwest Region Planning Commission for their review. Seconded by Robert Miller. Mr. Edkins confirmed with Attorney Hanna that
any expenses for such a review would be borne by
Fred Dill feels that the
Planning Board should make a list of the issues that people have. Dave Edkins will take the material down to
the SWRPC by the end of the week and request that they attend the next Planning
Board meeting.
Chuck Bingaman referred to
Section 3 of the Zoning Ordinance “Shops, restaurants and other retail
establishments not exceeding 40,000 square feet in gross floor area” and the
commercial building of 68,000 square feet violating
Eric Merklein asked how many
cars will be able to fit into the turning lanes. Robin Brustlin advised that they submitted
two copies of what they sent to the DOT and are projecting a stacking capacity
of five vehicles. Mr. Edkins asked what
the time table is for DOT review and approval.
Robin Brustlin responded that DOT does a three-level process and that is
why Walpole Properties is asking for a waiver.
They feel it could be 6-to-12 weeks.
DOT will also require a bond.
Eric Merklein feels it is
nice that they are developing but a lot of people feel it is another kind of
strip mall. Could they could rethink the design as people are afraid of the
scale of the project.
Richard Roberts advised that
he was not instructed to make any changes following the last meeting. Mr. Merklein wants consideration of open
space and the architecture. Richard
Roberts responded that he only heard discussion about the connection and making
a place for people to sit and rest on their way to the adjacent area.
Planning
Board Meeting –
Barbara Dretzin
referred to the Master Plan and open space.
Larry Wagner was not familiar with the Master Plan but he did review the
Zoning Ordinance. All of the islands
within the parking lot total 10%-to-13% green space.
John Hansel concurred with
Chuck Bingaman. If this isn’t a retail
establishment, what is it? It is not an
office or industrial. He also questioned
the contiguous parking of cars. Larry
Wagner said they read through the design guidelines. Every 8 spaces have a planted island, as
shown in the regulations.
Ben Davis stated that he
feels the regulations are ambiguous and suggested obtaining a legal
interpretation. Mr. Edkins stated that
this is not necessary as the Board is quite clear on the intent of this
provision.
Larry Wagner said it is a
shopping center without specific businesses at this time. They feel that 4-to-5 parking spaces for every
1,000 feet are sufficient and they are comfortable with that number.
Ben Davis asked if they would
do an analysis of the average number of vehicles going into the center each
day. Robin Brustlin said they looked at
two periods – week-days there are about 275+ vehicles and Saturday there could
be 320 vehicles in both directions during peak hours.
David DeCoste noted that we
talked about an internal road between these two properties. It seems that would eliminate some of the
traffic problems that some people are concerned about. He asked if they plan to have an internal
road. Attorney Hanna explained that the
new owners of the
Ray Boas asked if
consideration had been given to just having the main entrance on the
Harry Bernard commented that
now we will have two egresses across Route 12.
It is hard coming out of the plaza now.
Is there a safer way?
John Hansel noted the Master
Plan and the Site Plan regulations regarding balanced growth. What will happen to Shaw’s the day this is
built; we have a right to know what will happen inside that building. What kind of stores will we have? Larry Wagner responded that they do not know
who the specific tenants will be at this point and time. Mr. Traynor will be present at the next
meeting but until he knows if the project is approved he can’t nail down
tenants. John Hansel said balanced
growth is not having two grocery stores in that area.
Planning
Board Meeting –
Krystina Marcom sees that building
with no tenants. They must have
something in mind for tenants. Robin
Brustlin could address the issue of the traffic study of the tenants. She used the general retail code and combined
a bunch of different retail spaces. They
also did a sensitivity study and looked at the worst case scenario so they did
not have to do it over again.
Eric Merklein noted that Mr.
Traynor was going to let the Board know where the baseball field was going to
be relocated. Attorney Hanna responded
that he promised to replace the baseball field and he will; but he has not
acquired the property yet. Eric Merklein
asked Mr. Traynor about providing more open space for the customers and asked
about building on a smaller scale.
Richard Roberts will discuss the smaller scale with Mr. Traynor.
Harry Bernard questioned if
the traffic study determined where the vehicles are coming from – are they from
Melvin Schupack asked about
an economic impact study and bringing people into town. Larry Wagner said the marketing studies would
be done by the proposed tenants; the individual tenants know where their draw
is. Dave Edkins felt it is a reasonable
question and when Mr. Traynor is present perhaps he can answer that.
Randy
Daniels said every business has to attract people from as wide an area as possible.
Robert Jasse is concerned
with four retail spaces and separate firewalls.
Richard Roberts explained the passageway and common dock. The dock and receiving areas will be in the rear
area and will be factored into the leases.
The businesses will have separate electric services, entrances,
security, etc. Mr. Jasse said a concern
is that eventually the building will be occupied by a single business. Richard Roberts said until they know whether
they can build this building they can’t talk to tenants.
Ben Davis questioned how we
know that the impacts are minimal, as stated by the applicant, if there is no
economic impact study. Dave Edkins said
it is up to the Board if they concur or if additional studies will be
required.
CLOSE PUBLIC HEARING:
Dave Edkins advised that the
Planning Board will recess this discussion to the next meeting. This hearing will be recessed until Tuesday,
March 14th, 2006, at 7:30 pm.
The time was
NEW BUSINESS:
WRAP COMMITTEE: Michael Nerrie is on the WRAP Committee. They have been trying to find a larger re-use
center. He recently bought a property
with a mobile home on it and offered to donate it to the re-use center. Do they need a Site Plan Review to move it to
the Transfer/ Recycling Facility? Dave
Edkins explained that this will be on Town property, therefore, there is a
provision to exempt them but the procedure is to write to the Planning Board
and describe the plans. Then the
Planning Board decides whether to hold an optional public hearing and render
non-binding recommendations. Mr. Nerrie
would like to move it by April 1st for tax purposes. Funding will be needed to move the mobile
home and it will need an electrical service.
Materials needed to refurbish it should be available through the center
and labor will be done by volunteers.
Planning
Board Meeting –
Henry Fletcher moved that the Planning Board waive the
optional Public Hearing for the moving of a mobile home to the Transfer /
Recycling Facility to be used for a new
reuse center. Seconded by Fred Dill. With seven members in favor, the motion was
approved.
Sheldon Sawyer requested that
they fill out a Building Permit for the information of the Board of Selectmen.
COMMUNICATIONS AND MISCELLANEOUS:
The Planning Board received
the following correspondence:
A brochure was received for a
one-day seminar on “Land Development in
Public Service Company of
A letter was received from
the New Hampshire Division of Historical Resources regarding the Stephen Rowe
Bradley House being entered on the National Register of Historic Places on
December 25, 2005.
A letter was received from
FEMA relative to implementing the floodplain management measures for the Town
of
NEXT MEETING: The next
meeting is scheduled for Tuesday, March 14th, 2006, at 7:30 pm.
Respectfully submitted,
Cc: All Planning Board members, ZBA, Selectboard
Office, Fire Dept., Town Clerk
Posted: Town Hall, Burdick’s Market and Town Website