HINESBURG DEVELOPMENT REVIEW BOARD

MINUTES OF DECEMBER 3, 2002

Approved  1/07/03

 

 

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

Members Absent:  Ted Bloomhardt and Wayne Burgess.

Members of the Audience:  Marianna Holzer, Rick Paleri, Loren Palmer, John Lyman, David Lyman, Barbara Forrest, and Gladys Douse.

 

1.      MINUTES   Greg Waples made the motion to accept the minutes of November 19, 2002 as corrected.  This motion was seconded by Howdy Russell and passed.

 

 

2.  PALMER FAMILY TRUST – FINAL PLAT   Tom McGlenn opened the public hearing for final plat review of a proposed two-lot subdivision of property, Tax Map #3-01-01, owned by the Palmer Family Trust on the west side of the Shelburne Falls Road.  Steve Palmer, prospective owner of the new 10.1-acre lot, was present with his father Loren Palmer, who was representing the Family Trust.  The remaining 34.44 acres has an existing farm house and separate road-cut onto the Town Road.

Steve explained the following aspects of their proposal, which received sketch plan

approval on 5/01/02:

·        The building envelope has been shown on the plat but without dimensions from a fixed point.

·        The Town Road Foreman has ok’d the existing roadcut onto the Shelburne Falls Road and the applicants realize that the existing drive to the Loren Palmer house in Charlotte will have to have the shared portion of this drive widened to 18’.

·        The septic system for the new house has been designed to pass the new State Waste Water Regulations.  They plan to revise this system so that it will have the capacity to  include a 4th bedroom.  Therefore they will re-submit a plan for the upgraded septic system.

·        The water at the existing well at the farmhouse has been tested.

·        The Town’s requirement to have the existing farmhouse septic system examined and certified may be waived due to the size of the remaining land owned by the Palmer Family.

·        There is a replacement area for this existing septic system on the new 10.1-acre lot.  The easement for this system should be increased to a width of 20’.  The pipe should be buried sufficiently deep, so as to not be affected by any farming practices on this field.

·        The Boutin subdivision to the south has provided a pedestrian easement across their property and out to the Town Road.  It is difficult to indicate the best location for a path on this Palmer land as the Town needs to determine where a path would be most feasible for this section of Hinesburg.  Loren said that his family would be very willing to work with the Town on such a project.

·        The drilled well on the proposed new well would be on the western edge of the lot. The applicant will need a letter from the Palmer Trust indicating it is acceptable that their property is encumbered with a portion of the well-head protection zone.

 

Tom McGlenn made the motion to close the public hearing and this was seconded by Howdy Russell and passed.

Greg Waples then made the motion that the staff draft a motion of approval in accordance with the discussion of this proposal in deliberative session.  This motion was seconded by Tom McGlenn and passed unanimously.

 

3.  STANILONIS – SKETCH PLAN   George Bedard, with Dr. Paul and Peggy

Stanilonis, then presented a plan for a 2-lot subdivision of the Stanilonis property which is located on the Pond Road and identified as parcel # 14-20-06 on the Tax Maps.

George explained the following issues involved with this proposal:

·        The total property is 178 acres in size and located on both sides of the Pond Road.

·        The proposal is to create a 3-acre lot with the existing house and the second lot would be the remainder of 175.  There are no plans, at this time, to develop the remaining acres.

·        They are proposing two new road cuts onto the Pond Road and have preliminary approval from Town Road Foreman.  There currently is a driveway cut to the existing house and a second one to the north of the house to access the existing septic system.

·        This second northern cut would be eliminated and provide an easement from the new northern cut granted to access the existing septic system.  Due to the topography, it would be difficult to have a drive around the back of the house.

·        The second new road cut would be south and used to access a wood lot up the mountain.  The new drives would be level at the point they connect with the Town Road.

·        The Stanislonis’ have a forestry contract with the State of Vermont.

·        They will have to obtain State of Vermont approval for the existing septic system with the farmhouse.

·        At the time of final plat, their engineer will show the well-head protection area for the well on this new 3-acre lot.

 

Tom McGlenn made the motion to close the discussion of this proposal and take it up during deliberative session.  This motion was seconded by Greg Waples and passed.

 

4.  LYMAN/GRABOWSKI – CONTINUATION OF SKETCH PLAN    Brett Grabowski then led a continued sketch plan discussion of his proposal to subdivide the David Lyman property into three lots as a PRD.   Lot #1 is about 1 acre in size and currently contains the Lyman storage facility barn with an existing road cut onto Route 116 just north of the cheese factory.  Lot #2 is 10.4 acres in size and where Brett is proposing 33 single-family condominium units using a new road-cut onto Route 116 across from Commerce Street.  Lot #3 is the approximately remaining 65 acres, which will remain in agricultural use.

Peter Erb, Zoning Administrator, submitted to the Board members and Brett and David Lyman a list of 12 issues that he feels need to be addressed.  The following issues, questions, and concerns were then explained by Brett:

·        This project is proposed as a PRD with 24 of the units in the Village District and the remaining 9 in the Agricultural District.  The 10 acres with Lot #2 will be owned in common by the 33 condo owners.

·        The houses in the Ag District portion will be clustered on about 3 acres and to meet the density requirements, 15 acres on the western edge of lot #3 will be “set aside” for these 9 units.

·        There will be a home-owners association that will ensure that the rules of the condos are enforced.

·        Brett has a contract to purchase the 10-acre lot #2 the other lots will continue to be owned by David Lyman.  Several easements may be placed on the remaining 2 lots including the “set-aside” 15 acres and an easement along the canal and LaPlatte River to the Town for a future path or park.

·        Each of these units will have a garage and room in the driveway to park a second vehicle if necessary.  There was a concern that this street could become cluttered with vehicles, boats or campers etc.  There could be a storage area on the southern end of the lot for overflow parking or storage of vehicles.  There will also be a storm-water retention pond there also.

·        In order for the 15 acres to be used as a “set-aside” area to be counted toward the density, there must be evidence that this land can  be realistically developed.  Brett will submit elevations of the area where this 15-acre parcel is located.

·        The applicants have received a letter from Karl Jurentkuff, State Floodplain Engineer, stating that: “we do not have a detailed flood study of the streams in this area“.  He recommended that “the lowest floor, including basement, of any building on this site be at least 8 feet above the streambed of the LaPlatte and at least 6 feet above Patrick Brook.”

·        The applicant is proposing a sidewalk out to Route 116 through the property currently owned by the Fire Department.  This department will be returning to the DRB for site plan approval and it was suggested that Brett work with them as to the best location of a walk.  This walk could also go through the town property at the sewage pump station.

·        There will be landscaping to screen these houses from the surrounding industrial uses and their associated noises.

·        The project will have to receive subdivision and site plan approval from the Town and then Act 250 approval from the State.

·        There are prime agricultural soils on the larger parcel.

·        The applicants will meet with Rocky Martin, Public Works Director, to ensure that the sewer and water systems are designed correctly.

·        They have received preliminary approval for this new road-cut onto the State highway.  A traffic study will be done on the impact this project would have on the amount of traffic at this intersection on Rt. 116.

 

Tom McGlenn made the motion to close the discussion of this sketch plan and that the Board work on a decision during deliberative session.  This motion was seconded by Howdy Russell and passed.

 

 

 

5.      Greg Waples made the motion that the Board enter into deliberative session and this

 motion was seconded by Howdy Russell and passed.

 

o       Greg Waples made the motion to accept the Leon Place conditional use revision language, as proposed by staff as corrected.  This motion was seconded by Tom McGlenn and passed unanimously.

o       The staff had prepared draft sketch plan language for the Hinsdale proposal, and the members will review this for the next meeting.

 

 

 

 

 

 

The meeting was adjourned at 10:35.

 

Respectfully submitted,

 

 

Holly Russell, Recording Secretary