HINESBURG DEVELOPMENT REVIEW BOARD

MINUTES OF AUGUST 13, 2002

 

Present:  Tom McGlenn, Howdy Russell, Clint Emmons, Wayne Burgess, and Greg Waples.

Members Absent:  Ted Bloomhardt and Peter Ross.

Members of the audience:  Mike Wisniewski and Heather Killingbeck.

 

**The members conducted a site visit to the Norris and French properties prior to the meeting **

 

1.        MINUTES  & OFFICIAL DECISIONS – Greg Waples made the motion to accept the minutes of June 23, 2002 and this motion was seconded by Howdy Russell and passed.  Greg Waples then made the motion to accept the Official Decisions from that meeting in regard to Sprano and Couture.  This motion was seconded by Wayne Burgess and passed.

 

2.  FRENCH – SKETCH PLAN   George Bedard, representing Howard and Inez French who were not present at the meeting, presented their plan for sketch plan review to subdivide off a approximately 15 acre lot from their farm.  The Frenchs own land on both side of Drinkwater Road and this new lot is located on the south side of that Town road.  At their July 9, 2002 meeting, the DRB approved the transfer of 8 acres from the Frenchs to their son of land west of this new proposed lot.  At that meeting, the DRB continued the review of this one-lot subdivision in order to conduct a site visit of the property.

 

            George Bedard then explained the following aspects of this subdivision:

n       There is a small wetland on this lot and it seems to be a Class 3.  If necessary, a State wetland expert will address this issue.

n       The driveway is shown at this location as it will increase the site distance and be safer.

n       Spencer Harris, a certified site technician, is designing the septic system, which will probably be a mound.

n       The utilities will be underground.

n       Well logs for adjacent properties in this area will be presented for final plat review.  The isolation distances for wells will be shown on the final plat.

n       Peter had suggested a 100 foot vegetation buffer along this property at Lewis Creek and George felt it is most important to protect the banks of the creek.

George then answered questions from the Board members on some of their concerns:

n       Storm water runoff from this new driveway won’t be a problem to the creek because there is a lot of vegetation here to catch it and it is also a slight grade down to the creek.  The engineer will show the contours around the septic area, house location and drive.

n       It was felt by the Board members that the location and size of the building location is very important.  Greg said that this is a very beautiful area and where a building is located may have a big impact.   He also said that although he lives in this area, he is not against this new lot and it will not be visible from his house.  He further said that the best location for the house seems to be right in the middle of the field and this does not meet the planning standards of Section 6.1 of the Subdivision Regulations.

It was agreed that if the house is kept up closer to the Town road it would fit the character of the neighborhood better.  If the house is further down the hill, it would be more visible and harder to screen.  Peter suggested that if the house has a walk-in-basement it would not be as high on the land.

n       Peter also said that the Frenchs should look carefully as their entire property and make sure that they are not using up their best soils and locations with only doing one lot at a time.  Greg felt that this lot could be done by itself as it is not their best farm land and only used for pasture and not crops.  He said that before they propose more lots it might be good to look at the entire farm.  George said that the Frenchs do not at this time have a master plan for their farm and want to work slowly on what happens here.  Howdy explained that the DRB doesn’t want to pressure the Frenchs in dividing up their farm but a master plan at some time would be helpful.

 

Mike Wisniewski , the landowner to the east said that it would be nice to see a master plan at some time, but that he does not have a problem with this one lot.  He also stated that this lot seems logical to break off due to its location and use on the farm.  He also commented that their house is close to this dirt road and dirt and dust is a real problem.  Heather Killingbeck, who owns the house with Mike, said that dirt is a problem but she would also like to keep the integrity of this farming area by having the house closer to the road.

 

            Tom McGlenn then went over the issues brought up during the review of this proposal and the members and George commented on draft conditions of approval prepared by Peter.  Tom then made the following motion.

 

            The Hinesburg Development Review Board hereby grants sketch plan approval to Howard and Inez French for a one lot single-family residential subdivision located at Drinkwater Rd., tax map number 11-1-2.1   the lot is to be approximately 15 acres with approximately 190 acres of the farm remaining. The subdivision shall be as shown on a map titled “Sketch Plan”, Howard and Inez French Property, by George Bedard Inc. and dated 5/28/02. The applicant shall meet all the final plat application submission requirements for Minor Subdivisions as listed in Section 4.2 of the Subdivision Regulations. In addition to this, the final subdivision plat application shall specifically address the following issues, and or shall be subject to the following conditions:

 

  1. Wastewater treatments plans shall be submitted by a State certified site technician or engineer with the final plat application that meet all state standards for this subdivision.
  2. A driveway, to serve only one lot, is proposed from the Town Road to the lot. The applicant is reminded of the necessity of obtaining a driveway permit from the Town of Hinesburg. This permit shall utilize sight distance standards for the Town of Hinesburg Highway standards for driveways. If such site distances cannot be achieved for the proposed driveway location, other provisions for road access on neighboring properties shall be made before the final plat approval can be granted.
  3. A buffer shall be shown on the plan consisting of naturally occurring species proposed to protect Lewis Creek and its banks from erosion and other degradations.
  4. An erosion control plan, which follows the Vermont Erosion control manual, shall be provided addressing erosion control during and after residential and road construction.
  5. A building envelope as proposed shall conform to all State wetland requirements, and that conforms to the applicable planning standards and required improvements and design standards contained in the subdivision regulations as much as possible. Any principal structure and garage shall be located in the building envelope. Distance and other information necessary to locate the envelope shall be included on the Plat.  The location of the building envelope shall be staked on the ground prior to final plat review

 

  1. Utility lines shall be placed underground as required in Section 7.9.1 of the Subdivision Regulations.
  2. Well logs shall be submitted with the final plat application that establishes that sufficient water is available for the residence.
  3. Wells shall be located on the final plat so that their protection zones do not encroach on lands not owned by the subdivider.

9.      The final plat shall be filed at least 20 days before the Development Review Board meeting at which it is to be considered

 

      This motion was seconded by Howdy Russell and passed unanimously.

 

3.  NORRIS – SKETCH PLAN   Norma and Rick Norris were next on the agenda to request sketch plan approval for a 3-lot subdivision of their property which is located on the west side of the Baldwin Road.  This subdivision will consist of two new single-family lots approximately 10 acres in size and the remainder of their property in Hinesburg, which is about 68 acres.  The review of this proposal was continued from the DRB meeting on July 9th to allow the members to conduct a site visit and the applicants to present more wetland information.

 

The following issues and concerns were then addressed by the Norris’s and the Board members:

n       The wetlands classification and where these are located on the two new lots.

n       There should be a check  list for the engineer to use to ensure that the septic system is constructed as designed.

n       There seems to be sufficient area for emergency vehicles to turn around.

n       It was agreed that power could be over-head across the Town road as long as it is underground on the property.

n       There was then a long discussion on the setback that could occur because the right-of-way to the remaining property is 100’ in width.  Rick said that they could have it only 50’ wide for the houses setback and then widen at the west end of the property.

n       It was felt that screening these lots from the Baldwin Road and the north edge of this property is important and there was a discussion of how to maintain the existing hedgerow.

n       Well logs for properties in this area will submitted at the time of final plat.

 

Tom McGlenn then went over the issues brought up during the review of this proposal and then the members and Norris’s commented on draft conditions of approval prepared by Peter. Greg Waples then made the following motion:

 

The Hinesburg Development Review Board hereby grants sketch plan approval to Richard and Norma Norris for a three lot single-family residential subdivision located at Baldwin Road. The two smaller lots, indicated as Lot #4 & #5 on the plan, will be approximately 10 acres and the remainder lot will be approximately 68 acres.  The subdivision shall be as shown on a map titled “Property of Richard B. & Norma F. Norris”. The applicant shall meet all the final plat application submission requirements for Minor Subdivisions as listed in Section 4.2 of the Subdivision Regulations. In addition to this, the final subdivision plat application shall specifically address the following issues:

 

  1. All development shall be located outside of the buffer areas for the Wetlands, which along with any required buffer areas shall be indicated on the Final Plat.

 

  1. A VELCO 115KV power line crosses lot 5 on the western side. This line is being considered as a possibility for major expansion and the location of the building envelope and septic system should take this into consideration
  2. Wastewater treatments plans shall be submitted by a State certified site technician or engineer with the final plat application that meet all state standards for this subdivision
  3. A CUD, if needed, from the Vermont Wetlands Office approving the design of the force main of the sewage system for lot # 4 shall be included with the final plat application.
  4. A roadway serving more than one house is proposed. This will require the applicant to apply for “Development on a Private Right of Way” approval from the Town of Hinesburg. This application can occur at the same meeting as the subdivision process.
  5. An erosion control plan shall be provided addressing erosion control during and after residential and road construction. Surface waters shall not be diverted from their present locations, and any stormwater runoff resulting from the development of this property shall not enter directly into the wetlands without provisions made for removing sediment and or other pollutants.
  6. A turn around area for the fire trucks shall be established
  7. The applicant shall submit proposed deed language setting forth the method of sharing the maintenance, repair, snow plowing and any other expenses for the common portion of the roadway to the Development Review Board.
  8. Utility lines shall be indicated on the final plat and placed underground (and if practical, follow roadways), as required in Section 7.9.1 of the Subdivision Regulations. A submission from the power company indicating that the utilities can be installed in accordance with the proposed plans shall be submitted prior to the final plat submission.
  9. Well logs shall be submitted with the final plat application that establishes that sufficient water is available for the residence
  10. Wells shall be located on the final plat so that their protection zones do not encroach on land not owned by the subdivider.
  11. The final plat information shall be filed at least 20 days before the Development Review Board meeting at which it is to be considered.
  12. A building envelope shall be shown on the plan that reflect the wetland setbacks, power line and that conform to the applicable planning standards and required improvements and design standards contained in the subdivision regulations as much as possible. Any principal structure and garage shall be located in the building envelope. Distance and other information necessary to locate the envelope shall be included on the Plat.
  13. Transformer box locations shall be shown on the final plat with landscaping treatments if necessary.
  14. The applicants shall present a proposal to maintain the existing buffer of trees and other vegetation along the Baldwin Road frontage south of the driveway cut, and along and within the northern boundary of the property.

 

This motion was seconded by Howdy Russell and passed unanimously.

 

  1. OTHER BUSINESS

n       It was decided to accept the Rules of Procedure at another meeting when all the members have had a chance to review them.

n       The next hearing will be on August 20th.

 

The meeting was adjourned at 10:00 p.m.

 

Respectfully submitted,

Holly Russell, Recording Secretary