Town of Walpole, Walpole, NH 03608
PLANNING BOARD MEETING
October 14, 2008–7:00pm
Town Hall
MINUTES
Presiding: Jeff Miller, Ch.
Members Present: Bob Miller, Ben Daviss, Sheldon Sawyer, Dave DeCoste, Henry Fletcher
Donn Lounsbury, alt., Absent: Eric Merklien, Jeff White, alt., Shane O’Keefe, alt.
Recording: Pamela Aslinger, Sec./alt.
These minutes are unapproved and will be reviewed at the November 11th, 2008 meeting for errors, omissions, and corrections. There were 18 +/- persons in the audience. Ch. Miller hosted the Walpole Leadership Academy at 6:30pm giving them a brief overview of the Board’s role in the Town. The Academy students remained at the meeting until 8:30pm.
I. Meeting opened at 7:00pm
A. Roll Call - Ch. Miller appointed D. Lounsbury for E. Merklien
B. Minutes - Sec. Aslinger reported one correction for each of the October minutes. A motion to approve the minutes as corrected was made by Mr. Daviss, seconded by Mr. DeCoste, vote called, all were in favor, motion carried.
II. Review Applications Submitted:
A. Claude W. Webster - Minor 2 lot subdivision located on 1221 County and Carpenter Hill Roads, Map 3 Lot 20 in the rural agricultural district. Proposal creates Lot 1 of 8.77 acres with existing house and Lot 2 of 1.12 acres bot meet frontage, setback and acreage requirements, lot 2 requires State subdivision approval. Mr. Joe DiBernardo of DiBernardo Associates presented the application and described the subdivision as above. Sec. Aslinger reported the application was submitted complete. Mr. DiBernardo said test pits were being done this week. Members asked about the corner triangle lot shown on the plans. Mr. DiBernardo answered that the lot was on a separate deed and pre-existing, it houses a transformer and is non-buildable. Mr. Daviss moved to accept the application as complete, seconded by Mr. B. Miller, vote called, motion carried unanimously.
III./IV. Ch. Miller closed the meeting and opened the public hearing at 7:05pm and called for public comments. Hearing none he closed the public hearing at 7:08pm and re-opened the meeting.
Action on application submitted: Mr. Daviss moved to approve the Claude Webster application as presented with the condition State subdivision approval is granted. Mr. DeCoste seconded, vote was called, all were in favor, motion carried. The maps and mylar will be signed upon receipt of State subdivision approval.
B. Bensonwood Homes - Site Plan Review and Conditional Use Permit under the Well Source Protection Ordinance Section 4A. located on the west side of Rte. 12 formerly Huntington Farm, Map 12, Lot 4-3, in the commercial and rural agricultural districts, two private access road; Edwards Lane and Huntington Lane. A special exception was granted for an industrial use in the rural agricultural district. Purpose is to submit formal plans for an initial facility involving the renovation of an existing 8,400 sq. ft. building and thereafter, 27,500 sq. ft. of new construction for a totalal of 35, 000 sq. ft. Proposal will be phased in - beginning in 2009 for a 5 year period. A conditional use permit is required in order to allow the operation in the Well Source Protection area.
Bensonwood representatives Peter Wotowiec and Randall Walters presented along with engineer Jeff Kevan of TFM Structural Engineers. Mr. Walters switched the lighting plan and elevation plans that were updated and Mr. Kevan distributed miniature sets of plans for each member.
Sec. Aslinger reported that the application materials were complete and a letter from the State regarding the alteration of terrain permit had been received. A motion to acce
pt the application as presented was made by Mr. Daviss and seconded by Mr. B. Miller, all were in favor, motion carried.
III./IV. Ch. Miller closed the meeting and opened the public hearing at 7:15pm.
Mr. Wotowiec gave a brief overview of the Bensonwood operations over the prior 30 years with 10 years at Blackjack Crossing Rd. in Walpole. Their expansion needs led them to the Huntington Farm parcel. They have met previously with the planning and zoning boards and have been granted a special exception to operate an industrial use in the rural agricultural zone. Mr. Wotowiec said they presented a long-term larger proposal to the ZBA but were presenting only the first phase to the planning board knowing they will need to return before Phase II is begun. He said they would be manufacturing millwork and mechanical room fabrications in Phase I, remodeling an existing building and building two adjacent buildings.
Mr. Walters said they are expanding into more finished products to reduce site time. The buildings are finger shaped to help coordinate differing components simultaneously. He referred to the plans showing the first three “tubes” (buildings). They plan to reuse and remodel the first of the old Hubbard buildings by surrounding it with more attractive buildings helping them to move more quickly onto the site. He referred to the proposed layout plans. They are expanding in a way that looks familiar with the Blackjack location using the same colors, fencing, signage. The operation will include more innovative ideas so they have included a glass cube/header building. They will be bringing client tours to the facility and they are planning some photovoltaics and green roofing at some point. They anticipate it will qualify certified “green”.
Mr. Wotowiec reminded they were also applying for a conditional use permit in the well source protection area but felt the site plan review portion should be presented first. Ch. Miller agreed. Mr. Wotowiec traced the property boundaries and also pointing out traffic flow.
A Walpole Academy attendee asked if any of the residential neighbors were concerned about the level of industrial activity on the parcel. Mr. Sawyer answered that because the site was also partially commercial the residents were not opposed and most had spoken in favor of the new uses. Mr. Wotowiec pointed out that a portion of the lot is allocated to remain as existing hay and corn fields and he pointed to where buffering is located. He asked Mr. Kevan to describe the site.
Mr. Kevan referred to the maps locating the building and its relation to the site and materials flow. They intend to keep the front yard open preserving a large pignut hickory tree and showed a large wooded area that will remain intact as well as the corn and hay fields. He said to the east there is a very thick pine buffer along Huntington Lane cushioning the residences. He said what is proposed is a 50 x 100 ft. building in the front that will be production/office space, a small basement of 2,400 sq. ft. for equipment such has heating units and utilities, a small 1000 sq. ft. mezzanine for storage. In addition there will be two more buildings, one of 50 x 230 sq. ft. one story, and a 50 x 200 sq. ft. on the south side. He referred to the plans noting there will not be loading docks because the site is very flat. He showed where the products would come out of and into the sides of the buildings. The buildings will have a paved apron for forklifts with gravel elsewhere with only 8 paved parking areas for visitors as there won’t be a high number of employees whom will likely park on the gravel areas. There will be additional pine trees on the Chamberlain side and also to screen the transformer pad, the landscaping is minimal. He reviewed the drainage plan. There is no discharge point on the side, it recharges back into the land, they have enhanced the natural recharge areas as opposed to one large catch area. He said the connector road has been pitched into their site away from the abutters into a shallow swale.
There are leaching natural catch basins for winter conditions. One area has an existing ravine that will be utilized and all the soils have excellent percolation rates that are more than adequate to deal with runoff. Mr. Walters noted propane tanks will be used in the first phase as their primary heating but they intend to use wood waste chips exclusively therefore the propane will be used as back up only and it’s area will be roofed.
Mr. Kevan went over the lighting plan. They are using low profile downcast building mounted lighting approximately 15 ft. up. There is one free standing light out by the parking area. He highlighted the area on the plans to show the light patterns dissipating tight to the building. They are using a lower watt bulb and the lighting is primarily for the winter months and will not be left on continuously. There are two security lights that may be left on.
Mr. Wotowiec quickly reviewed the application folder pointing out appropriately filled out checklist, letters from the water, fire and conservation departments, the various easements, truck and traffic reports, stormwater management reports plus chemical lists and an estimate of employee projections.
Mr. Shane O’Keefe asked about materials that would be stored outside? Mr. Walters showed where outdoor storage was being proposed describing that it would house small recycling dumpsters, finished products, and raw materials. Finished product is plastic wrapped although the areas are crowned to avoid water collecting. Mr. Wotoweic said they explicitly want their products water free so everything is wrapped including raw materials. Shipping bundles will not remain on site very long. Mr. O’Keefe then asked if the row of trees were on their property? Answer was that the buffer was about three tree layers with the older trees on the abutters land but the younger growth on their site making it easier to maintain and fill in the buffer when needed. The placement of the roadways have taken into account the importance of preserving the buffers.
Mr. Wotowiec gave a brief talk about Bensonwood’s use of “lead manufacturing”. The strategy is to reduce waste and to keep materials at “just in time” levels thereby reducing the need for prolonged onsite storage of materials and finished product.
Mr. Schupack asked if the finishing materials that have very low toxicity levels would be stored inside the building and would they employ just in time levels? Mr. Wotowiec said yes they would bring in only what is needed per job. They have a representative from LaValley who comes in weekly to provide the materials needed for the week thus allowing less storage of materials on site which are always stored inside.
Mr. DeCoste asked about truck traffic flow. Mr. Kevan said Huntington Lane would be used exclusively during the first phase but at a later date Edwards Lane would be used upon overall build out. Mr. Walters said it might be as late as when the Hubbard lease is up. Mr. DeCoste expressed concern over the residents of Huntington Lane, whether they were aware truck traffic was going to be routed over Huntington instead of Edwards Lane which has been previously discussed. Ch. Miller asked about the time-line. Mr. Wotowiec expects they will do something in 2009 such as the front 50 x 100ft. header building and the renovation of the existing building. Mr. Walters agreed adding that economics would be a driving force in the construction time-line.
Mr. Sawyer said the Selectboard is very supportive of the project it increases the tax base and provides employment opportunities. He commented that protecting the well source by the conditional use permit is critical. Adding that it’s not to prevent businesses from being located in the area as long as they meet the safety criteria.
7:55pm Ch. Miller called for further comments on the site plan review portion of the public hearing, hearing none he turned the discussion over to Mr. Wotowiec in regard to the Well Source Protection Ordinance and the conditional use permit.
Mr. Wotowiec said they too have an interest in the Town and it’s water resources, they want to do the right thing, it’s their water too. He said they are a local business and they can
conduct their business and protect the wells. He said Bensonswood has a very good record - in over 32 years of business they have never had a spill nor hazardous waste issues. He said they have a shared vision throughout the company to be environmentally conscientious and ecological stewards. He said the management is concerned about waste and pollution control, they have a committee made up of members from each of their 5 facilities that meet monthly to address issues and do inspections. They follow Best Management Practices the use a pollution prevention plan, included in the application materials. Purchasing departments choose non-toxic products, onsite storage is limited and often shipped to the project site, they reuse where possible, use spill proof containers and cabinets, there are no drains in the floors. There is a waste storage cabinet that is disposed of every three months at the Keene transfer station hazardous waste days or taken away by Clean Harbors waste removal.
A Walpole Leadership Academy participant asked about the State’s EPA mandates for chemical inventories? Answer was Bensonwood is below the threshold and are not subject to EPA mandates.
Mr. Wotowiec pointed to the Chemical list included in the application. He said the ratings are of note, they have identified what they are using and most have a very low rating of 2 or less. He said they are a well managed company coordinated in their efforts to handle the materials in the safest manner.
Mr. Kevan addressed specifically the five criteria under the conditional use permit taking into account: 1. The type of materials are not in danger of contaminating the ground water. 2. The runoff is being recharged onto the site. 3. The site is serviced by Town sewer in regard to septic issues. 4. An alteration of terrain permit has been applied for and the stormwater management plan has been filed with NHDES. Also EPA is to be notified when a site disturbance is over 1 acre, they have file a stormwater pollution protection plan in report form. During construction an agent will review the process in regard to sedimentation and erosion control. The site has no wetlands to consider, silt fences will be used where needed. 5. They feel they have satisfied the criteria therefore an additional outside review is not needed.
Ch. Miller called for questions. Mr. Lounsbury asked about fire hazards regarding wood chips and sawdust? Mr. Wotowiec said the Fire Dept. is very familiar with their system at Blackjack - this location will be the same. Mr. Walters said they stockpile fuel in unchipped version and grind it as needed. He said this facility is mostly assembly so they will likely truck the fuel from the Blackjack location.
Mr. O’Keefe asked if the buildings have sprinklers? Answer was yes.
Ms. Mansouri asked about the noise level of chipping and burning? Answer is less than Blackjack because they will not have a generator on the site. Mr. Wotowiec said he runs equipment over the chipper at Blackjack and he can talk over it normally, the noise is contained in the building/basement. He added that Hubbard expressed concerns over scaring the chickens with loud and sharp noises - they can assure them that the noise would not be an issue.
Steve Grenier from the water department asked if they could be copied on all the stormwater pollution permits. He asked if they have taken extra measures to protect contamination due to the site being in the well source protection area versus if the site were not in a protection area? Mr. Kevan said he hasn’t done too much different. It’s unlike a proposal for a shopping plaza with the potential for pollution due to parking lots requiring a closed system. This site is 100% rechargeable. Pollutants are minimal because of the amount of cars on site. Mr. Grenier asked about loading docks? Mr. Walter’s said they do not use loading docks because the materials are off loaded by forklifts from the side of the tractor trailer or flatbeds. Mr. Grenier asked about bulk storage of petroleum products? Mr. Wotowiec said none whatsovever are planned although they are aware they are allowed up to 1100 gallons of storage according to the ordinance. Mr. Grenier asked about having a generator? Answer was happily no. Mr. Grenier asked if there were maintenance plans for clearing stormwater management areas? Mr. Kevan
said they would put that in place if it is not mentioned in the plans, basically checking for sediment in some of the dry pit areas annually. Mr. Grenier asked to have a yearly report submitted to the water department describing what was maintained. Mr. Kevan said because it was completely on site recharge and the grade is so flat, basically the swales are there to help in the winter and have been laid with a gravel base. Mr. Wotowiec thought there would be minimal activity and maintenance. Mr. Grenier asked to be notified when and if a spill takes place. Ch. Miller thought it would be part of normal operating procedures to notify all agencies. Mr. Wotowiec stated they would add the water department to their pollution prevention plan.
A Leadership academy attendee asked if the Bensonwood project has had to follow basically the same pollution and stormwater procedures as the Chamberlain project? What were the differences in the two projects? Ch. Miller said just the nature of the businesses were different but both followed and met the same criteria.
8:20 Being no further comments, Ch. Miller closed the public hearing. Ch. Miller requested that two motions would need to be considered, one for the site plan review and one for the conditional use permit under the Well Source Protection Ordinance.
Mr. Daviss moved to approve the site plan review as presented, seconded by Mr. Sawyer. With no further discussion Ch. Miller called for the vote, all were in favor, the motion carried.
Mr. Sawyer moved to approve that the conditional use permit be granted, seconded by Mr. Daviss. Ch. Miller added “with the condition for the Town Water department be notified in case of a hazardous spill”. Ch. Miller called of a vote on the amended motion, all were in favor, the amended motion carried.
V. New Business: Preliminary Conceptual Consultations - Application Submissions
A. Travis Royce from Landmark Land Services presented an application for a lot line adjustment between Duane/Jean Weatherby and Michael/Mary Kemp and Michael Kemp and Lee Kitchen located in North Walpole on Church St. and Spruce Street Map 28, Lot 77 and 75. The Wetherby/Kemp southeast boundary is moved to the southwest removing .07 acres from Kemp/Kitchen lot 75 to Wetherby/Kemp lot 77. It was determined Kemp/Kitchen lot is grandfathered short of 75ft required frontage but has access via a driveway. The Wetherby/Kemp lot is substantially improved by the change due to a small lot almost entirely covered by an existing house. Kemp/Kitchen lot has no residence only an old barn. A motion to process the application and schedule the public hearing for the November meeting was made and seconded. All were in favor, motion carried.
B. Mr. McAllister did not attend.
D. Mr. A. Dibernardo presented an application for a lot line adjustment for Dorothy Anderson Galloway located on Cochran Lane. Purpose is to remove back property line on parcel 1 adding 25.34 acres to parcel 2 that then becomes 51.53 acres. A motion to process the application and schedule the public hearing for the November meeting was made and seconded. All were in favor, motion carried.
C. Industrial Park auto repair business - Ch. Miller described the site in the industrial park that was converted from a cabinet shop to an auto repair business, Mr. Dexter is appearing before the ZBA on Wednesday for a variance to have his auto repair business in the same space. Originally when Extra Innings was approved for site plan, the cabinet shop was also approved. The change in use for the first auto repair business did not come to the Planning board for site plan review because it was exempt ie; less than $10,000.00. It is likely Mr. Dexter will not appear either since he will also not be spending more than $10,000 to improve the site. Mr. Randall Walters was present in Mr. Dexter’s place. No planning board action is needed.
VI. Communications and Miscellaneous
A. Master Plan Update - DUES Ch. Miller had spoken with Mr. Tim Murphy at SWRPC both agreeing the balance of the dues are to be paid. He mentioned by not being a full member there are other benefits like grant writing, economic development and small business loans such as a project in North Walpole at the Dunning building the Town is not made part of. 911 and FEMA are grants sponsored by SWRPC and long-range highway plans as well. Ch. Miller asked for a motion to remove $1000.00 from the planning board budget for 2008 line item SWRPC-Master Plan update in order to remain a full paying member. He asked Mr. Murphy to meet with the Selectboard at budget time to explain their services. After rehashing the timeline, reasoning, Selectboard’s response and whether services match the dues Ch. Miller asked for action.
Mr. Decoste made a motion to remove $1000.00 from the current planning board SWRPC budget to pay the remaining dues, seconded by Mr. Daviss. Vote was taken, all were in favor, motion carried. Ch. Miller instructed Sec. Aslinger to write a letter to the Selectboard to remove the monies from the planning board budget and pay the balance of the dues.
Revisions - Mr. Daviss said he circulated the revision of the final drafts of the vision statement and goals and objectives asking that the board review the changes. It was determined to hold a public hearing on the final draft of the entire land use section that will incorporate the revisions. Mr. Daviss described the changes and asked for comments. Mr. Schupack offered two corrections. The board agreed to his correction on #12 to replace encourage with utilize. He asked to have #16 re-written rather than removed and read his suggestion. The board disagreed to the suggestion since it is incorporated in the conservation plan.
Mr. Sawyer moved to have the revisions as presented and discussed become the final version to present at the public hearing. Seconded by Mr. Daviss, all were in favor, motion carried.
The next step is to take the final version to SWRPC so it can be blended into the Land Use Update section, hold a public hearing and incorporate the new land use section into the Master Plan.
B. October work section was scheduled for 10/28/08.
C. Other
VII. Meeting was closed at 8:50pm Next regular meeting to be held November 11, 2008 upstairs in the Town Hall due to elections.
Cc: PB, ZBA, BOS, NWVC, Town clerk, related applicants and agents
Posted: Town Hall, Lobby, Burdick’s Market, www.thewalpolean.com
