TOWN OF HINESBURG
PLANNING COMMISSION MINUTES
Approved December 3, 2002
Commission Members
Present: Jean Isham (Chairperson),
George Bedard, John Buckingham, Joe Iadanza, Carrie Fenn, John Mace, Fred
Haulenbeek
Commission Members Absent: Nancy Norris, Will Patten
Also Present: Alex Weinhagen (Town Planner), Peter Erb (Zoning Administrator), Wayne Bissonette
The meeting began at approximately 7:38pm.
Bissonette Farm Master
Plan Discussion:
Wayne Bissonette explained that he has discontinued dairy farming on his 1073 acres. He is now raising heifers, but does not know how long this will be viable. This depends in part on his ability to sell feed since he has 180 cows and has enough land in production to feed 500 cows. Wayne is interested in working with the Planning Commission to develop a master plan for his entire ownership. In the long term he sees the land going out of his ownership, but he would like to keep as much of it open as possible. He said his sons (Joe and Mike) would likely not be able to hold onto the entire farm. However, Wayne would like to set aside the area South of Hines Road in case his son, Mike, wants to try his own farming operation on a smaller scale.
Jean asked Wayne where the best agricultural lands are on his property. Wayne said that the bottomlands along Gilman Road and Route 116 represent some of the best agricultural lands. However, he also mentioned that he has intermittent water problems in this area due to beaver dams and a high water table.
Wayne discussed some of the small subdivisions he has developed, primarily along Gilman Road. George said there is some additional development potential in these areas, which are not currently enrolled in the State land use program.
Wayne also discussed the 93-acre parcel he owns at Ballard’s corner. He would like to see this area re-zoned to allow him to develop a portion of this parcel more profitably for commercial uses. George indicated that this parcel has little potential for residential development due to the soils, and the lack of on-site septic capability. The Commission agreed that future development of this area will rely heavily on increasing Town sewage treatment capacity. Wayne also felt that part of this parcel should be purchased by the Town to provide space for expanded municipal services both now and in the future. Specifically, Wayne felt this parcel would be a good location for another school when the need arises. George mentioned that portions of this parcel closer to the LaPlatte River could be utilized by the Town for wildlife and recreational uses.
Wayne and the Commission reviewed maps and aerial photography, and discussed possible areas for development, conservation, and continued farming. Possible developable areas discussed include:
· Triangular portion where existing house and farm structures are located – Wayne has already received interest in some of this area, and development would not impact the integrity of the larger agricultural tracts South of Route 116
· Areas on the West side of Gilman Road and North of Hines Road, primarily that portion closest to Gilman Road – this area already has some development on it, which could be augmented with additional lots, and portions of this area are not in the State land use program
· Some areas East of Gilman Road, across from the existing subdivision areas – development in this area would convert existing agricultural land, but could also cluster development in one area in order to facilitate continued farming or conservation of larger blocks of land
· A portion of the 93-acre parcel at Ballard’s corner – as discussed above
Possible conservation areas discussed include:
· Extensive forested track running north/south along the West side of Gilman Road – this area is contiguous with conserved lands to the South, and it contains a mapped State natural area; the hills and knobs are distinct geological features visible from Route 116; conservation of this area could preserve important wildlife and recreational resources while increasing property values for any new development Wayne might do along Gilman Road
· A portion of the 93-acre parcel at Ballard’s corner – as discussed above, especially that portion closer to the LaPlatte River
Possible areas for continued farming include:
· Large tracts of existing agricultural land along Route 116
· Existing agricultural land South of Hines Road
Alex asked Wayne what his short-term financial needs were. Wayne indicated that he needs an infusion of cash in the short term, so he will need to do something with his lands soon. With that said, he would prefer to keep the land open and not carve it up with small lots scattered across the ownership.
Wayne will be meeting with Alex Wiley and Alan Karnatz from the Vermont Land Trust to discuss his plans, and whether the Land Trust can help. Jean related her own positive experiences with the Land Trust, and recommended that Wayne work closely with Alan. Jean also mentioned that the Hinesburg Land Trust may be an important player to consider. Alex informed the group about a project the VT Dept. of Agriculture and Larry Garvey are pursuing to purchase development rights to the 170-acre Garvey dairy farm on the North side of Town. Alex also offered to help Wayne in developing his master plan, by working with Wayne or his representatives on mapping, scenario building, and other planning tools.
Wayne thanked the Commission for their time, and asked the Commission to let him know if they had any other thoughts or suggestions. Jean thanked Wayne for coming and told him to come back to the Commission at any time for additional input.
Town Plan Revision
Process:
Alex and John Mace reviewed the process they would like to use to develop, refine, and distribute the public opinion survey as part of the citizen participation project. Alex and John will present the Commission with a generalized version of the survey at the next meeting for feedback. Based on this feedback, another draft version will then be distributed to select, easily reached groups for further feedback on the scope, utility, and clarity. These groups will likely include: Selectboard, DRB, local business association, civic groups, etc. Finally, this feedback will be gathered in order to draft a “final” survey for mass distribution in February via the mail and the Hinesburg Record. Input from this survey will be used to help structure the citizen forums that are being planned for March and April. Additional surveys may be distributed at the forums to compare pre-forum to post-forum response.
John Buckingham asked if questions about the future of the Bissonette property at Ballard’s corner could be put on the survey. Alex said this could likely be incorporated. Joe said any such questions should also include treatment of traffic concerns at this intersection. Fred suggested survey questions that linked preference for various “improvements” (conservation, traffic, jobs, etc.) to the understanding that these all likely have tax implications.
Flood Plains and River
Corridors – Implications for Town Planning:
Alex reviewed 2 State publications that address river corridors and flood zones. The State ANR is trying to better understand these issues both generally and as a specific part of the Act 250 process. Alex also reviewed related information that Andrea Morgante provided. Alex said these are important issues for the town planning process as well as the revision of the Zoning and Subdivision Regulations. He suggested two general action items: 1) encourage geomorphological data collection and analysis for important watershed areas in Town; 2) encourage the creation of vegetated riparian corridors/buffers. Collection and analysis of geomorph data could be done through watershed groups (e.g., Lewis Creek Assoc.), the Town (via grants), and subdivision applicants. Vegetated riparian buffers (i.e., woody vegetation) are important for a number of reasons, including: controlling stream bank erosion, storm water runoff, erosion control, mitigating non-point source pollution, improving wildlife habitat and water quality.
Carrie said that geomorph analysis of the entire town would be extremely time and labor intensive. Jean said that it is needed in the Village area to better understand development capacity and water quality issues that could impact future municipal sewage treatment options. John Mace showed everyone the watershed areas in Town, and pointed out that the LaPlatte watershed covers the largest area, including the Village. Both Jean and John Mace pointed out that the Conservation Commission has been working on watershed issues and recommended working with them on these issues.
Zoning and Subdivision
Regulation Changes:
Jean indicated that the Commission needed to spend concentrated blocks of time to make more progress on the regulation changes. Joe reviewed his progress to date. After getting the Commission’s input, Jean determined that both December meetings will be dedicated almost exclusively to discussing the regulation changes. Jean also indicated that she will be gone for the December 4th meeting.
Minutes of the November 6, 2002 Meeting:
George MOVED to approve minutes for the November 6, 2002 meeting. Fred SECONDED the motion. The motion PASSED 7-0.
Other Business:
Alex quickly updated the Commission on a number of matters, including:
The meeting adjourned at approximately 10:35pm.
Respectfully Submitted,
______________________________/____________
Alex Weinhagen Date