HINESBURG DEVELOPMENT REVIEW BOARD

MINUTES OF APRIL 16, 2002

Approved May 7, 2002

Members Present: Tom McGlenn, Brad Jensen, Clint Emmons, Wayne Burgess, Greg Waples, and Ted Bloomhardt. Also Faith Ingulsrud, Town Planner.

Member Absent: Peter Ross

1. MINUTES Greg Waples made the motion to accept the minutes of April 2, 2002. This motion was seconded by Brad Jensen and passed.

After some discussion, Ted made the motion to add to the memo from Public Works Director, Rocky Martin regarding condition #13 of the Evanson sketch plan approval language, for winter conditions and cost negotiations (see attached sheet). This motion was seconded by Wayne Burgess and passed.

Ted Bloomhardt then made the motion to accept the Official Decision for a conditional use permit for NRG for temporary use of the Alex and Phyllis Rose property in Commerce Park. This motion was seconded by Wayne Burgess and passed.

2. AYER - PRELIMINARY PLAT Raymond Ayer was next on the agenda to request preliminary plat approval for two lots. This subdivision consists of a 2.1 acres lot located on the north side of the Hines Road adjacent to his Cedar Knoll Golf Course and a 2.1 acre lot accessed by a private right-of-way and located on the east side of the Gilman Road. The Board members had conducted a site visit to these two lots prior to this meeting.

Raymond was represented by George Bedard who explained the following aspect for this subdivision:

Gilman Road Lot

– This proposed lot had already been approved with another small lot and a 10.13 acre lot which is currently owned by the Wachobs. The location of this 2.1 acre lot has changed to allow access to land to the east of here. There will be a 50 foot wide right-of-way to the back acreage.

– They will be using the approved septic system in the same location as originally proposed. They will have to revise the State septic approval EC #-4-1562

– The utility lines are above ground to the Wachob property, but underground to Lot #3 (now owned by Tim Ayer) and come from there to this lot.

– They will also have to amend the Act 250 approval for the Ayers golf course.

– The well on this lot will meet the isolation distances from any septic systems.

– There can be a turn-around for emergency vehicles on the area where the septic system is located as requested by the Ted.

– There will be ditching and seeding to control run-off toward the brook on the south side of the property. Tom asked that they do a storm water discharge study.

– They plan to show the road profile and Faith mentioned that they should show the downhill slope and any necessary stabilization.

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Hines Road Lot

– This lot will have a conventional septic system.

– The Planning Commission (which had originally reviewed this subdivision and granted sketch plan approval) had required that the house be located 200 feet from the Bissonette farm land to the west as per Section 7.10.8(1) of the Hinesburg Subdivision Regulations. Raymond is requesting that this setback be only 150 feet as this will allow the house to be located further from the Hines Road. George also mentioned that the land slopes to the west on this lot.

– Faith stated that section 7.10.8(3)(c) for Planning Standards in Hinesburg’s Subdivision Regulations states that a subdivision shall be designed such that building envelopes “shall be within any woodland contained in the parcel, or along the far edges of the open fields adjacent to any woodland” and questioned whether this lot could be moved back closer to the tree line by moving the golf course fairway. George explained that the Ayers had already planned and built this change to the golf course. They would plant trees on the golf course along the northern boundary of this new lot to screen the house. George also said there are other houses around this lot on Route 116 and the Hines Road. Greg Waples said that the only other house here on the Hines Road is near the tree line. Faith also said that this would be the first house right on the road and this could establish a pattern of development. Clint commented that the Bissonette lots on the Gilman Road are also very visible with no screening.

– The Ayers will have to include this lot in their amendment of the Act 250 approval for the golf course. Faith suggested that they get comments from the State Ag and Water Quality Departments prior to the final plat review.

– Ted said that the reason for the 200' setback requirement by the Planning Commission was to protect the farmer to the west. He felt there should be language in the deed or on the plat for farming such as used by Act 250. He felt that notification of this to any new landowners is the important issue. Faith said that plantings on the west side of the lot would also help.

– Tom questioned whether there would be a covenant as to whether this would be a one-story house and Raymond did not feel he should require this of the new owner. Tom said this is just a suggestion that would make this house less visible in this open field.

Ted Bloomhardt then made the following motion of approval:

The Hinesburg Development Review Board hereby grants preliminary plat approval to Raymond Ayer for the following two single family residential lots:

1) A 2+ acre triangular lot on the north side of Hines Road as shown on a plan dated 2/20/2002 and titled ”Raymond H. & Ruth M. Ayer Hines Road Lot“.

2) A 2+ acre lot on a private right-of-way on the east side of Gilman Road in the location originally approved as Lot #3 in the 1991 subdivision approval for this area and later incorporated into the golf course property.

The applicant shall provide all the documentation required for Final Plat review as stated in Section 5.2 of the Subdivision Regulations. In addition, the applicant shall provide the following documents:

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Gilman Road

1. The plat building envelope shall be tightened to the house site shown at the site visit and clearing limits shall be added.

2. Road design details from Gilman Road to the terminus, and the driveway from the right-of-way to the house site, showing cross section, slopes, construction details, including cut and fill, and downslope descriptions and design details, water control provisions, and erosion control measures both during and following construction.

3. Provisions shall be detailed for emergency vehicle turnaround along the right-of-way near the turn by the septic area.

4. Act 250 comments prior to final plat review particularly water quality and agricultural divisions.

This portion of the motion was seconded by Greg Waples and passed unanimously.

Ted then continued the motion to include the following conditions of approval for the Hines Road

1. The golf course landscaping along the North side, rear lot line, of the Hines Road lot shall be shown on the final plat and other provision for minimizing the off site impact of the house on the lot shall be detailed in addition to the golf course landscaping.

2. Year round plantings shall be shown along the lot’s west property line with provisions for the developer or future owner installation.

3. The applicant shall obtain comments from the Act 250 reviewers prior to final plat review.

4. Proposed deed and plat notifications for adjacent farmland to be based on Act 250 adjacent farm land language.

This portion of the motion was seconded by Clint Emmons and passed with Greg Waples voting against it.

3. CVU HIGH SCHOOL - SITE PLAN REVISIONS Principal Val Gardner and Kurt Proulx were next on the agenda to request the following changes to an approved site plan for CVU High School. They will be adding three double/wide modulars for 6 new classrooms, building a small electrical switch gear building, and replacing a storage building with a new one 40' x 60' in size.

Val and Kurt explained the following aspects of this project:

– They have taken into consideration any future expansions with the placement of this storage building.

– The siding of this storage building will blend in with the main facility.

– They don’t feel it would be necessary to landscape around this building as it will be shielded by the trees on the edge of the upper playing field.

– The modular units will be on sona tubes and not a concrete foundation.

– At this time, they are not requesting any additional exterior lighting.

Ted Bloomhardt the made the following motion of approval:

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The Hinesburg Development Review Board hereby grants site plan approval to Champlain Valley Union High School and Chittenden South Supervisory Union for changes to the north side of the high school building involving installation of three 28' x 66' modular classrooms; removal of an existing storage building on the northeast corner and locating a new 40' x 60' storage building nearby; and construction of an electrical switch gear building on the northeast corner of the gym building. The site plan shall be as proposed by the applicant except as set forth herein. This approval is subject to the following conditions:

1. No new exterior lighting has been proposed and no new lighting is approved at this time. Development Review Board approval is required before any new exterior lighting fixtures may be installed. Fully shielded fixtures will be required for all exterior lighting.

2. The applicant shall obtain a zoning permit from the Zoning Administrator prior to construction.

3. All applicable conditions of previous site plan approvals are hereby incorporated.

4. The existing storage shed shall be removed as part of the construction.

This motion was seconded by Wayne Burgess and passed unanimously.

4. EMMONS - PRELIMINARY PLAT Clint Emmons then recused himself from the Board to present, with George Bedard, a proposal for a 3-lot subdivision on the south side of the CVU Road. Lot # 1 which has an existing house will be 2.13 acres in size, Lot #2 will be 3.93 acres and Lot #3 with an existing large garage will be 3.97 acres and these lot will have a shared road-way. George and Clint then explained the following points of this project:

– The road will have under a 15% grade except for the driveway to the existing house on lot #1. There is one short section that is at a 14.4% grade and another short section of 14.5%.

– They will pull the existing drive to the west from the existing garage on lot #3 to meet the setback requirement and will add some fill in that area.

– These three lots will have drilled wells and be connected to Town sewer. Their sewer line will go under the CVU Road and along the front of the school property to a Town pumping station. There will also be a pumping station on this property by the Town road. This system will be a private system which will have to meet State requirements. George has contacted the Town Public Works Department to OK the location of the line along the Town road.

– This septic system will be built for any other addition hookups in the future such as the two houses to the east of these lots that are not currently on the Town system.

– They have received approval from the Select Board to move the existing road-cut further to the west which will improve the site distance.

– There will be culverts up this road-way to control run-off and at the bottom of the hill it will sheet down into the ditch by the main road. There are bushes along the Fortin property and any snow would be pushed to the west away from them.

– There will be clearing restrictions in the covenants to screen the new houses from view. There was a discussion of the colors for these two new houses and it would felt that it would be

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good if they blended in with the existing landscape. Clint said that the house on lot #3 would probably be a ranch style and that on lot #2 might be two-story.

– They are requesting that the power which is above ground to the existing house on lot #1 also be above ground to the new house on lot #3. Ted explained that they have to present evidence that this would be prohibitively expensive not to have underground utility lines. He explained that the Planning Commission had waived this requirement very few times.

– They plan to do some landscaping near the Fortin upper boundary to shield from vehicle lights.

– They are proposing that any exterior lights will be down shielded.

Ted Bloomhardt then made the following motion:

The Hinesburg Development Review Board hereby grants preliminary plat approval to Clinton Emmons Jr. for a 3 lot single family residential subdivision located on the south side of CVU Road, served by municipal sewer on a private sewer line and on-site wells. Lot #1 contains the existing Emmons house, and Lots #2 and 3 will have new house sites with an existing garage on Lot #3. The subdivision shall be as shown on Site Plan, Profiles, Details and Specifications, Sheets #1-6 by McCain Consulting, Inc., dated 2/12/02 and shall be subject to the following conditions:

1. The applicant shall provide all the documentation required for Final Plat review as stated in Section 5.2 of the Subdivision Regulations. In addition, the applicant shall provide the following documents:

a. More detail on the plans for drainage from the roads and driveways showing sizing of culverts and erosion control measures that meet the standards of the “Hinesburg Policy for Transportation Construction and Improvements” and the “Vermont Handbook for Soil Erosion and Sediment Control on Construction Sites.”

b. Revisions to the sewer line location to address concerns of the town public works department and location of town right-of-way and easements shown on the site plan and plat.

c. Proposed deed language addressing:

1. Tree removal around the house sites to reduce their visibility from off-site locations and house color for blending with the landscape.

2. Sharing maintenance and snow plowing of the road.

3. Sharing management and cost of repairs for the sewer line and pump station, with provisions for allowing on-site inspection of the system by the town, and procedures for responding to high water alarms.

d. Evidence for claiming unreasonable and prohibitive expense for underground utility installation.

e. The plan shall slow landscaping along the Fortin property line.

f. Details of the existing access removal.

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This motion was seconded by Brad Jensen and passed with Clint Emmons having recused himself from the discussion and vote.

5. The meeting was adjourned at 10:15.

Respectfully submitted,

Holly Russell

Recording Secretary