HINESBURG PLANNING COMMISSION

Minutes of June 20, 2001

APPROVED July 10, 2001

Present: Ted Bloomhardt, Roger Kohn, Carrie Fenn, John Mace, Jean Isham, George Bedard, Will Patton and Fred Haulenbeek. Also Faith Ingulsrud, Town Planner; Tim King and Brian Shupe.

Members Absent: George Munson

The Planning Commission met on West View Drive off of Route 116 south, at 6:00 p.m. for a site visit with subdivision applicant, Brad Gardner, and his engineer, Doug Henson.

1. Ridgeline Regulations. Ted Bloomhardt opened the meeting at about 7:40 p.m. Brian Shupe, planning consultant, lead a discussion on ridgeline/hillside development issues. He went over a hand-out titled “Common Issues Addressed by Ridgeline and Hillside Development Regulations.” He noted that the Hinesburg Town Plan clearly addresses the aesthetics of hillside and ridgeline development and touches on most of the other issues including: land use and settlement patterns at higher elevations; emergency vehicle access and the cost of providing other town services to remote locations; water quality concerns from construction on steep and shallow slopes; and disruption of wildlife habitat. Planning Commission members expressed an interest in exploring these issues further.

Brian also presented some ideas for the Commission to consider in delineating or mapping a ridgeline/hillside district. He said that in some towns where the land forms clearly change at certain elevation, it is relatively easy to use an elevation contour to define the district. That does not appear to work with the terrain in Hinesburg. Other towns have identified the ridge tops, which is relatively easy to do, and defined the district to be a certain distance below the ridge top. A district defined that way would address the aesthetic issues but not the environmental concerns. In towns where it is particularly difficult to define a ridgeline district, a determination could be made on a parcel-by-parcel basis. Ted said he thought that kind of performance standard method would be hard for the Town to administer.

Brian then presented a series of town-wide maps he had prepared with Judy Bond of Grass Roots GIS to assist the Commission with delineating the ridgelines and issues of concern. He said these maps were just a first step and there needed to be further analysis of the information contained in them. The maps included: composite ortho-photos with the tax map parcels; septic suitability both under the current State Environmental Protection Rules and the potential “Phase II” Rules; contours and watersheds; and a visual analysis map showing the most visible locations in Town.

Fred said that given the development concerns in the ridgeline areas and what he sees on the maps, most of the sensitive features in the area east of North Road can be protected by requiring development to have frontage on the existing public roads and by limiting the length of driveways. He pointed out that all the sensitive areas show up on the maps in the interior areas so if development keeps near the roads and in the hollows along the roads, those features would be protected. Brian agreed and pointed out that Hinesburg currently permits lot frontage on private development roads. Brian added that interior development could be permitted as a conditional use. He said the Town Plan recommends the creation of a Forest District that could include these ideas. Members discussed the importance of building placement and clearing limits for ridgeline/hillside development and how to enforce them, especially on future owners unfamiliar with permit requirements. They also discussed clearing and development on the knolls west of Route 116.

Brian said that based on this discussion he would look further into refining the visual analysis, determining how many of the sensitive areas include develop-able, pre-existing lots, preparing a density and lot size analysis and design guidelines including clearing guidelines, and will think about how to address the areas west of Route 116. The Planning Commission decided to meet on July 25^th for their next work session and meeting with Brian.

2. Development Review Board. Ted summarized the discussion he, Roger and Tom McGlenn had on the Development Review Board (DRB) with the Selectboard on June 4. He said the Selectboard was supportive of the DRB and had asked the Planning Commission (PC) and Zoning Board of Adjustment (ZBA) to work-up a proposal for the make-up of the board and a draft resolution. The Selectboard would then hold a public hearing.

Faith had prepared some recommendations for the DRB, an implementation schedule and a draft resolution. Members discussed the drafts and except for some corrections and clarifications felt it was ready to send on to the ZBA for review.

3. Appointment of the Zoning Administrator. Ted explained the process used to select a zoning administrator. A committee made up of Planning Commission (Ted and Roger), ZBA (Tom McGlenn), and Selectboard (Andrea Morgante) members together with Town staff, Jeanne Wilson, Holly Russell and Faith, reviewed applications and conducted interviews for a new zoning administrator. Ted and Roger explained why the committee unanimously selected Tim King for the position.

After discussion by members and checking the language in Chapter 117, Section 4442(a) of the Statute, Roger made a motion to appoint Tim King as Zoning Administrator if the Selectboard so approves. Carrie seconded the motion and all voted in favor of it.

4. Minutes and Other Business. Jean moved to accept the minutes of May 23, 2001. George seconded the motion and all voted in favor. Jean moved to accept the minutes of June 6, 2001 with corrections. Carrie seconded the motion with all voting in favor except for Will, who abstained.

Roger noted in reviewing the 6/6 minutes that in light of Chris Berger’s decision not to move the location of his house from the original building envelope, it may be necessary to formally recognize that construction in the original building envelope is still approved. Roger therefore made the following motion:

The Hinesburg Planning Commission expresses its opinion that if Chris and Elizabeth Berger either are not able to meet the conditions of the 6/6/01 approval or decide not to build in the revised building envelope, they will be in compliance with the final plat approval if they build within the building envelope approved on December 6, 2000.

Jean seconded the motion and all voted in favor except for George Bedard who abstained from the vote.

It was decided that the Planning Commission would meet on Tuesday, July 10 instead of Wednesday, July 11, so that members can attend the concert in the park. Subsequent meetings will be on July 25 (work session) and August 1 (meeting with applicants).

The meeting adjourned at 10:30 p.m.