Town of Walpole, Walpole, NH 03608
PLANNING BOARD WORK SESSION
July 8, 2008–7:00 pm
Town Hall
MINUTES
Presiding: Jeff Miller, Ch.
Members Present: Bob Miller, V-Ch., Henry Fletcher, Sheldon Sawyer, Selecman, Ben Daviss, Dave DeCoste, Jeff White, alt., Donn Lounsbury, alt.
Members Absent: E. Merklien, S. O’Keefe, F. Dill Recording: Pamela Aslinger, Sec.
These minutes are unapproved and will be reviewed at the August 12, 2008 meeting for errors, omissions and corrections. There were 14 +/- persons in the audience.
I. Meeting opened at 7:00pm
A. Roll Call - Ch. designated J. White for E. Merklien.
B. Minutes - A motion to approve the minutes for the 6/10/08 meeting was made and seconded, motion carried unanimously. A motion to approve the amended minutes for the 6/24/08 work session was made and seconded, motion carried unanimously.
II. Review application submitted: Accept/Reject/Delay
A. Peter and Patricia Wheeler and Ronald Hill - Lot Line Adjustment located at 1 Parris Lane and 15 Hillcrest Rd. in North Walpole, Map 29, Lots 40 and 41 in the Residential District. Purpose is to annex .21 acres to Lot 40 from Lot 41 for a total of 1.20 acres leaving Lot 41 with 3.09 acres resulting in Lot 40 owning their land the driveway is on. Ch. Miller called for
Ms. Foote from Lawrence Associates to present, because she was not present the application was tabled until she arrived.
III. Unfinished Business
A. Chamberlain Machine - Sec. Aslinger reported that the board had received a copy of Chamberlain’s Process Fluid Inventory that was a requirement of their conditional approval. The information was sent to the Selectboard and is added to their permanent folder. She read some of the headings listed in the document describing the content. The document contains a chemical inventory and handling procedures excerpted from their personnel policy manual dated 1/15/2006 and in accordance with the conditions set for Well Head Protection Conditional Use Permit issued by the Planning Board on 4/14/08. Selectman Sawyer said he had not seen a copy of it although it was received by the Selectboard’s office on June 23, 2008. The board had no questions and it will be placed in the file.
IV. New Business
A. Frank Whitcomb/Dick Fraser - Ch. Miller announced the Whitcomb application would not be presented tonight because it is not yet prepared but expects to see Mr. Fraser in August. Sec. Aslinger reported that the zoning board met with Mr. Fraser and Mr. Whitcomb granting them a special exception with seven conditions. Sec. Aslinger read the ZBA letter for the benefit of the board members. Ch. Miller suggested members review the minutes of the zoning board meeting for additional information. Mr. Lounsbury asked if the plans show where the pond will be in relation to the berm, answer was yes. Sec. Aslinger said Ch. Mansouri shared their extra sets of plans with the planning board. Mr. Fraser came and got the plans to update them with the Zoning Board corrections, so there should be a good quantity of materials for the board to take home and review when he submits the application.
7:10pm Ch. Miller returned to agenda item II. A. - Ms. Foote arrived. Sec. Aslinger reported the application materials were complete, abutters and public properly notified.
Ch. Miller called for a motion to accept the application as complete, it was made and seconded, motion carried unanimously. Ch. Miller asked Ms. Foote to present the application. She presented by describing the plans and indicating the lot locations and areas on the map and the resulting changes.
III. Ch. Miller closed the meeting and opened the public hearing calling for comments: Abutter Scott Hyde asked how the proposal affects his property. It was explained he was notified simply because he abuts the property, it does not affect his lot of record. He was satisfied and left the meeting. Ch. Miller called for further comments, hearing none closed the public hearing and re-opened the meeting at 7:15pm.
IV. Action on application submitted. Ch. Miller called for Board comments and/or action on the application as submitted. Mr. Sawyer moved to approve the application as presented, seconded by Mr. Daviss, motion carried unanimously. The maps and mylar were signed, Ms. Foote agreed to record the mylar at the Registry of Deeds and notify the Secretary of the recording numbers.
Other - Mr. Sawyer announced that G. Allen Houghton passed away peacefully last night at 11pm at the age of 92, a former zoning board member and founder of Cresent Farm. Ch. Miller expressed sorrow at his passing noting he was a great man who has given a lot of time and effort to the Town and a very active member of the agricultural community.
VIII. Communications and Miscellaneous
A. Master Plan Update/Review items for work session 7/22/08 - Ch. Miller asked Mr. Sawyer for an explanation of why the dues for SW Regional Planning Commission were not fully paid and how it affects the Town’s membership status. He sited the uncomfortable position the planning board is in with regard to trying to complete the land use section of the master plan with membership dues in arrears. Mr. Sawyer explained they came to an agreement with SWRPC to withhold $1000.00 from the $4000.00 2008 dues that are proportioned and forced upon the Town in order to remain a member. He said some Towns don’t participate. The BOS when preparing the budget decided to reduce the line item by the same percentage as all other departments and based on what they feel the Town receives in services from them. He acknowledged the Town will be billed for the arrears next year but has no idea what will happen with next year’s dues.
Ch. Miller said that in the past the dues were a warrant article and were supported by the Town, now it is a line item that was adjusted without consulting the planning board to the point the $3000.00 may be wasted. He would agree if the BOS chooses in the future to go back to having it as a warrant article but for this year in order to finish the projects started the full dues should be paid up. Mr. Sawyer sited a similar situation in regards to how the Town’s welfare program is being handled. Ch. Miller said he disagreed with their decision, rather than shortchanging SWRPC without letting the planning board know has put it in an awkward position. He understands the need to tighten the budget but preferred to know so the planning board can adjust as well as the ZBA and Conservation Commission. He wonders if the Master Plan update should be tabled until the membership dues are paid in full, he doesn’t feel like we should be utilizing SWRPC. Mr. Sawyer said they would be billed for next year they are not penalizing the Town for the missing portion.
Mr. DeCoste asked if the Selectboard would be putting the membership on a warrant article? Mr. Sawyer thought it might be a good idea and appreciated the suggestion.
Mr. Bob Miller agreed with Ch. Miller and hopes the bill will be paid next year as promised. Ch. Miller suggested that the board ask the BOS to reconsider the situation and pay the full amount immediately for 2008, 2009 is up to the Selectmen. Mr. Sawyer said he could assure him it will not be paid this year. They just had their emergency meeting and are wondering where they are going to come up with monies to fund other needs. They have forgone replacing the dying tree on the common as a way to save.
Mr. Daviss said since the board is relying on SWRPC to help complete some projects and SWRPC continues to assist - it implies a commitment by the Town to at least pay the arrears next year, is that a realistic commitment? Mr. Sawyer said he understood the letter to state the Town would be billed for the arrears along with next year’s dues. He said it will be either included in a warrant article voted on by the Town or included in the budget next year to be finalized by the Board of Selectmen. Mr. Bob Miller asked whether the arrears payment is guaranteed to be paid? Mr. Sawyer said it would be up to the voters.
Ch. Miller restated that he was disappointed the planning board and conservation commission were not kept informed because both board’s rely on SWRPC for their help on various projects. Mr. Sawyer said the BOS did not feel SWRPC had provided a level of service to the Town matching the expense, especially on past mapping requests. He agrees the Selectboard should have consulted with the various boards that use their services.
Mr. Schupack asked how much the $1000.00 represents in the tax rate? Mr. Sawyer said it doesn’t relate to a situation the Town will be in when a citizen comes in for help to pay their fuel bill, the Town must help, the $1000.00 will go a long way towards that required help. The tax rate depends on how many come in for assistance.
Ch. Miller asked if the BOS are utilizing their resources every way they can in order to prepare for future shortages? Mr. Sawyer agreed saying the biggest concern is the welfare budget - it cannot be denied. They are obligated, regardless of the amount they put in and at the time they thought it was a generous amount but they will not have enough so it is being taken from all departments. It may also be taken out of highway and recreation (closing the pool), they are hoping they won’t fall short. Surplus cannot be used unless to reduce taxes, not for budgetary uses. State recommended total surplus figures are suggested at 5% but not more than 10%. They considered forgoing painting the Town Hall but because it was a warrant article monies would go into the surplus fund if not used.
Mr. Fletcher asked if the State was going to help on the March Hill bridge? Mr. Sawyer said they have not received anything official but the State doesn’t think it is big enough to be called a bridge. Whether they’ve changed their mind after measuring remains unknown. He said the retaining wall on the west side with the moisture and clay weakened it, it was built 30 years ago and will be a very expensive project. They have talked about closing March Hill but it did not pass, he thinks it’s widened enough for safe passing at this time.
Mr. Daviss said based on the discussion he would contact SWRPC to see what kind of hours they would be willing to contribute. Ch. Miller reminded that the board’s budget includes $1500.00 towards the master plan update.
Mr. Sawyer said they voted to turn off the air conditioning in the Town Hall in order to economize. The Town Clerk is opting for a window unit in order to work efficiently. Most of the cool air was being misdirected to the upper floors anyway. He noted the office staff has gone to a four day week, staggering hours so the office can remain open five days a week, they may decide to close on Fridays, the highway dept. is on four 10 hour days. He said many applications have come in for fuel assistance already.
Ch. Miller referred to a letter sent by Lisa Murphy outlining several tasks that could be done by either the planning secretary or others in order to reduce their fees for finalizing the update of the land use section. A copy of the letter was given to each of the members for review.
Mr. Sawyer thought the information being requested was readily available and the Selectmen’s Office staff could provide most of it from 1 - 4. Item 5 may need to be handled by the board members. Ben Daviss and Sec. Aslinger will work on gathering and reporting the items to SWRPC.
Ch. Miller thanked Selectman Sawyer for his explanation and closed the discussion.
B. Site Plan revision handout - Sec. Aslinger handed out copies of a few replacement pages reflecting the recent revision to the regulations.
C. Other - Clarifications, Sec. Aslinger reminded board members to review the minutes of the work session that dispel some of the comments made at the June meeting regarding conservation and conservation easements. She handed out a few copies of a handbook provided by Mel Schupack from the Monadnock Conservancy covering the subject of conservation and easements. Selectman Sawyer commented the sample contract easement sent via e-mail was very complicated and legally worded to cover every possible type of situation, he thought most wouldn’t read it. Mr. Schupack agreed but reminded it was only a sample to give members an idea of the how an easement is constructed.
A. Master Plan - Mr. Daviss asked the board to comment on the most recent revised goals and objectives and vision statement, there are a couple of comments that need attention as a result of the last work session.
Mr. Sawyer objected to the vision statement saying the State mission statement was adequate. It was explained the vision statement was derived from a consensus of the master plan committee using the survey results. While the State requires a vision statement, it does not provide the wording. Some objected to the survey thinking it did not reflect the entire Town’s opinions nor was it written fairly. Ch. Miller said it was created after many meetings by the master plan committee and thought the results and responses were very good, it is the only venue the committee has to poll the citizens and is a widely acceptable practice to do so. Mr. Sawyer thought property rights needed to be addressed in the survey. It was noted the vision statement does include reference to property rights. He also thought it had been written to limit the number of citizens that could live in Walpole but the wording was taken out at some point. Members of the master plan committee said it was only discussed in passing and never seriously considered, just part of a general discussion at one of the work sessions.
Mr. Daviss steered the discussion back to the items needing comment. 1. He began by asking if the board agreed with SWRPC’s suggestion to consider adding a scenic gateway district for each village or the whole town. When asked what it meant, he answered saying it would be an overlay district protecting the entrances to the villages or to the town, he used the failed crane sales/rental operation that was proposed on Rte. 12 as an example of something that could be prevented by creating a provision in the zoning ordinance. Ch. Miller thought the various regulations and boards could address those issues without creating an overlay at this time. Mr. Schupack reminded the idea of an overlay district is only conceptual not actually creating an ordinance. Ch. Miller agreed but thought if it were in the Master Plan it could be used against possible developments in the future when the land use boards already can take it into consideration.. He thought it could have merit in some instances but not at this time.
Mr. Daviss moved not to include the scenic overlay district in the master plan/vision statement at this time, seconded by Mr. B. Miller, all were in favor of the motion.
2. Mr. Daviss said the second issue was about creating a summary vision statement as suggested by SWRPC. He referred to the drafted a version members were sent via e-mail.
Mr. Sawyer wondered if the reference to “historic village character” would be confused
with an actual historic district. Mrya Mansouri agreed saying while some the buildings are old,
they are not designated as actually “historic”. She also did not understand why there was a need to have a summary or a vision statement at all, she questioned who would read the short or long version. Mr. Daviss explained the vision statement is required by law to be included in the Master Plan and presently missing in the current version. SWRPC made the suggestion to create the summary based on how other master plans are written. Ch. Miller read the summary.
Mr. Sawyer objected to the statement separating out the villages, he would rather not see them referenced individually but bring the town together. Mr. Daviss said the reference to the three villages was taken from the original master plan document and ratified by the Town survey by a majority of respondents, that’s why it was used. Ch. Miller agreed with Mr. Sawyer about bringing the Town together but thinks it is a more positive move to have the villages keep their individual identities. Mr. Sawyer was thinking from the political stance that each part of Walpole may be individual but for governing purposes they should not be separated, as an example having only one fire department to serve the whole of Walpole instead of three.
Mr. Schupack thought the vision statement as written was not meant to be political but to describe aesthetically the individual villages much the way you would describe your neighborhood. Some thought using the word neighborhood might be a better choice. Ch. Miller said the vision statement is simply for characteristic purposes not governmental, it should not be misinterpreted as such. Each village has it’s own character. The village of Walpole has a hometown feel and most want it to stay the same so the statement is trying to address that. The buildings are historic but the statement is not designating a historic district. The vision statement is preserving the desire of the citizens to maintain Walpole as it is.
Myra Mansouri disagreed with the wording historic and individuality. Ch. Miller said in order to move along, this discussion would continue at the work session.
3. Mr. Daviss asked if the board would vote to schedule the public hearing for adoption of the conservation plan into the master plan. Ch. Miller thought it was tabled until the members could read through it and was waiting for SWRPC’s comments. Mr. Daviss wondered if the budget constraints might affect SWRPC’s input.
Myra Mansouri asked what would it mean to incorporate it into the master plan? It was explained it would be a non-binding document added to the existing natural resource section, it’s just an updated version just like the land use section is being updated not replaced.
Mr. Daviss asked if it could be taken up as soon as the comments are received, at the September meeting? Answer was yes if the board so chooses. Ch. Miller asked members to please read through the document in order to be prepared.
Mr. Fletcher asked if the conservation commission was still looking to set aside 25% of Walpole’s land? Ms. Marcia Galloway, Ch. of the Conservation Commission said it was not the conservation commission’s figure but is a recommendation by the State. Mr. Daviss said the Society for the Protection of NH Forests did a study to determine how little land was necessary for a town to maintain its private land uses for agriculture, clean water, recreation and natural habitat. He said 25% was an average amount to conserve, it is voluntary, it is a goal for donation purposes not a government mandate. Conservation does not limit public use or remove land from the tax roles.
Mr. Sawyer said it was a recommendation made by a biased group. Ms. Galloway said it is a voluntary number to protect all aspects of preservation for the Town. Mr. Schupack said it is based on scientific data, not an arbitrary figure and even NYC has set aside 27%. Mr. Sawyer said there are three parcels in Town of 8 square miles (Timberland District) that are protected from building he considers preserved until a time comes when building outweighs timber cutting. Most agreed it wasn’t actually protected or considered “conserved”. Mr. Schupack read from an inventory of currently preserved lands indicating percentages by type of legally conserved land in Walpole. (if interested, please contact Mr. Schupack at melschupack@aya.yale.edu for the information) Ch. Miller said preservation in Walpole is consistent with what the majority of the townspeople who responded to all the surveys want and he does not think 25% is an unreasonable goal. He said the update is not discouraging development. It’s been a major consideration and frequently discussed at the work sessions although in actuality there is a very limited amount of commercial space left for development. He feels there has been adequate measures incorporated into the update. He thinks it reiterates the comment that people like Walpole the way it is, a small rural agricultural community and want to pass it on to the next generation as such. Mr. Schupack reminded that the economic development considerations recommend providing infrastructure such as water, sewer, 3 phase electrical and high speed internet. Mr. Lounsbury added that adequate roads are also part of the infrastructure.
Ch. Miller in order to move on said at the next work session hopefully SWRPC would have responded so a hearing could be set and he encouraged everyone to attend on 7/22/08 to continue the discussion and finalize the drafts.
IX. Meeting was closed at 8:15pm by the Chairman.
Cc: file, PB, ZBA, BOS, Town Offices
Posted: Town Hall, Lobby, Burdick’s Market, www.walpoleplanningboard.organd www.thewalpolean.com on or before 7/14/08.
