Zoning Board of Adjustment
Walpole, New Hampshire 03608
September 21, 2005
Present: E. Vose, M. Mansouri, J. Galloway-LeClerc, L.Carignan (alt), B.
Webb (alt), L. Britton
Absent: L. Weber
Secretary: L. Preston for P. Aslinger
All notices were posted and abutters notified for all hearings.
The meeting was called to order at 7:30 pm.
HEARING #1: MR. JASSE OF ALYSON'S ORCHARD SEEKING SPECIAL EXCEPTION TO ADD A
2400' EXPANSION TO THE EXISTING
and L. Carignan) to sit as members for this particular hearing while he steps
down as chair to avoid any
impropriety. M. Mansouri serves as chair for Mr. Jasse's
hearing.
Mr. Jasse presented architectural drawings to board and audience to show where
the 2400' expansion
will sit on property. The expansion is needed to increase coverage for future
events. Up until this point,
Alyson's has been using tents which is expensive and not an efficient long-term
plan for proper interface
between building. It will have a standing seam roof and the new road off of Rt.
12 will handle 75%
of the Orchard traffic and so will decrease traffic off of Black Jack Crossing.
L. Carignan asked Mr. Jasse
if the proposed event center will have bathrooms. Mr. Jasse affirmed that there
will be bathroom
facilities and that the septic system has been pre-approved by the state. B.
Webb asked if there were
recommendations from the Planning Board. E. Vose answered that the Planning
Board has approved
the site plan. M. Mansouri calls for a vote.
MOTION: J. Gallowary-LeClerc made a motion to
accept and it was seconded by L. Carignan. All were in favor.
[B. Webb steps down to alternate and E. Vose steps up to chair the rest of
the evening.]
HEARING #2 TOM BEAUDRY IS SEEKING AN EXPANSION OF A NON-CONFORMING USE AT
827 WENTWORTH ROAD, IN THE RURAL/AGRICULTURE ZONE, MAP 2, LOT 2 IN ACCORDANCE
WITH ARTICLE X OF THE WALPOLE ZONING ORDINANCE. THE APPLICANTS PROPOSE TO
A BUILD A 10 FT. BY 30 FT. DECK ON THE FRONT OF THE HOUSE THAT CURRENTLY SITS
55 FT. FROM THE CENTER OF THE ROAD.
Mr. Beaudry explains that they would like a deck on the front of the house
where shade is provided
by existing Maple tress. B. Webb asks what the change in distance from the
center of the road will be.
Mr. Beaudry says with the new deck, they will be 45 ft. from the center of the
road.
MOTION: M. Mansouri moves to grant request. It is seconded and all
approved.
DISCUSSION AND RESPONSE TO ZBA'S LETTER BY MR. & MRS.
DANCE/ALPACA FARM AT 277 WENTWORTH ROAD, RESIDENTIAL A, IN ACCORDANCE WITH ARTICLE
5, SEC B, #4 OF WALPOLE ZONING ORDINANCE.
There were multiple issues to be addressed concerning the Dance's alpaca farm
and secondary businesses.
1. Animals allowed in Residential A if incidental to property. Their
property lies in Residential A where animals are allowed if
"incidental" to the property. There was much discussion on how to
define "incidental" and how that would translate number of
animals/per acre. The Dance's currently have 32 alpacas on 16 acres. Mr. Dance
asked that they be allowed to have up to 50 alpacas. They began with 28 alpacas
when they moved from Bellingham, Washington four years ago. They would like the
flexibility to expand up to expand up to 50 due to the fluctuation of births
and sales of the animals.
Mr. Dance said he was given verbal approval by C. Miller before he moved to
Walpole and also
met with E. Vose at his residence after he moved to Walpole and was given
verbal approval to have alpacas on his property. The number of alpacas approved
is not clear. It is not clear if the subsidiary businesses were verbally
approved at that time.
Discussion with audience and board:
Nicole Boylan, a neighbor, voices that she very much approves of the Dance's
farm, alpacas
and businesses. There are no disturbances and they are a joy to have as
neighbors.
Mr. Bingaman asked if Miller/Vose verbally approved of animals on the farm?
E.Vose answered yes.
Mr. Jasse adds that he approves of the Dance's business.
P. Dion asks if a decision will be made at the meeting tonight and would like
an interpretation
of the residential zoning ordinance versus the rural/agricultural ordinance.
E. Vose responds that farm animals are allowed in Residential A if incidental
to the property.
Mr. Dance says that the definition of incidental is secondary or subordinate to
something. His
question is what do the farm animals have to be subordinate to?
Buck Taylor asks if Mr. Dance got a building permit?
Dance answers yes.
Judy Shumway asks if Mr. Dance anticipates getting more alpacas.
Mr. Dance responds by saying he and his wife can't handle more than 50 alpacas.
They
currently have 32 but would like the fluctuation to go between 32 and 50 due to
births/sales.
Buck Taylor wanted to know if the whole 16 acres is in Residential A.
E. Vose affirms that it is.
2. Bed & Breakfast. The Dance's agreed to go to the Planning Board
to get approval of the
operation of a Bed & Breakfast. A 4-unit B&B is allowed under
regulations and if approved by
the Planning Board.
3. Store/Gift Shop. Mr. Dance agreed to stop all sales of items that
were not made from his animals or not coming from his farm. Mr. Dance agreed
that sales would be operated via the Internet and no signs would be posted
around Walpole or in front of house.
Discussion: Fred Dill is in agreement with the Dance's farm but
expresses concern about all of the temporary signs. He feels these signs are
left up too long and make the area look "trashy". Dance explains they
were directing church group people. Dill wants Walpole to regulate growth.
4. Conference Center. Mr. Dance explained that they have not used the
conference center commercially and have only used it for one private wedding
and a thank-you reception for the Connecticut River Bank for supporting their
business.
Discussion: E. Vose asks Mr. Dance about the website offering weddings
and conferences. Mr. Dance says that his son is currently removing that part of
the website and they will not be pursuing that part of the business.
5. Signs. There were many complaints of temporary signs being left
around Walpole and near the Dance's residence. The Dances' agreed to not post
temporary or permanent signs, excluding address/name signs next to their
residence.
Discussion: Fred Dill is in agreement with the Dance's farm but expresses
concern about all
of the temporary signs. He feels these signs are left up too long and make the
area look "trashy"
Dance explains they were directing church people to their residence. Dill wants
Walpole
to regulate growth.
M. Mansouri proposed a public hearing where Mr. Dance would ask for a variance
to Residential
A, Article 5, Secion B, #4 to allow for alpacas.
Board agrees that there needs to be a public hearing
so all abutters can be notified and there can be a posting. Mr. Dance is given
an application and
asked to submit within a week.
APPLICATION FEE CHANGE: Pam Aslinger proposed to have application fees
increased to $75 per
application and to have in addition a $5/per abutter fee. The board feels the
abutter fee would be
difficult to collect and administer. There was discussion to make the fee $50
or as high as $100.
No final decision was made.
CONSIDER MINUTES FOR 8/17 MEETING:
Moved to be approved. All were in favor.
MEETING WAS ADJOURNED AT 9:16 PM
Respectfully submitted,
Louisa Preston, Secretary