HINESBURT DEVELOPMENT REVIEW BOARD

MINUTES OF FEBRUARY 3, 2004

Approved 2/17/04

Present: Tom McGlenn, George Munson, Robert Gauthier, Ted Bloomhardt, Clint Emmons, Greg Waples, and Howdy Russell.

Members of the Audience: Alan & Nancy Norris, Everett and Patricia O’Brien, Darlene Ruggles, Ginny Iverson, Peter Goldsmith, and Mr. Rodriguez.

1. MINUTES Howdy Russell made the motion to accept the minutes of January 20, 2004. This motion was seconded by George Munson and passed unanimously.

2. BALDWIN/HAULENBEEK – FINAL PLAT The final plat for the Baldwin Haulenbeek

two-lot subdivision on the east side of the Baldwin Road had not been submitted for recording within the 90 days required by State Statute. Therefore a second public hearing was officially warned which Tom McGlenn opened at 7:40. There had been no changes to the original plat.

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

Greg Waples then made the motion to approve the final plat for the 2-lot Baldwin/Haulenbeek subdivision on the east side of the Baldwin Road. This motion was seconded by Howdy Russell and passed.

3. NORRIS – APARTMENT HOUSES George Bedard was first on the agenda to present a

plan for discussion with Alan and Nancy Norris for two apartment houses on the west side of Silver Street at the former Carpenter property. This was not a formal application and the owners realize they must receive site plan approval and a conditional use permit for development within a flood hazard area.

George explained the following aspects of this project:

a) The plan is to phase this project in two steps. The first would be to retain the existing house as a rental unit and built a 5-unit apartment house with 2 bedrooms each. They would then remove the Carpenter house and construct a 4-unit building, which would all be 3-bedroom units.

b) A portion of this project is within the “base flood elevation” of 340 feet as indicated on the plan. They have contacted Karl Jurentkuff, a State flood plain engineer, and received a letter from him indicated what criteria must be met to develop there.

c) It would be necessary to raise the buildings on the west approximately 4 – 5 feet to remove them above this base flood elevation. George explained, in answer to Darlene Ruggles’ (landowner to the south) questioning, that this would not cause more runoff onto her property. At this time, the main flow of water is on the Ruggles property and not across the Norris western portion.

d) At the time of a formal application, there will be plans prepared by an engineer and architect to clarify issues.

e) There is a Class II wetland on this property and a small area of Class III. The applicants have contacted April Moulaert, a state wetland ecologist, who stated construction would not be allowed there. She recommended “that the vegetation in the wetland and its buffer zone be allowed to naturally re-vegetate; currently it is mowed.”

f) The plan indicates 21 parking spaces for the eventual 9 units in a circular lot in the north/center portion of the 1.9-acre lot. The shape of this lot could be changed and it is only 10’ from the neighbor to the north who had phoned with concerns about this lot.

g) The second building will be set back 50 feet to the center of Silver Street and George felt that by stepping the fronts of the building would help slow traffic down on Silver Street.

h) There will be a sidewalk along Silver Street and sidewalks within the complex. A landscaping plan will also be prepared to indicate plantings around the buildings and between this lot and the Ruggles property.

i) The swale on the southern boundary will be improved and control water that currently flows down the edge of Silver Street and to the Ruggles driveway and lawn.

j) There was a very major concern about pedestrian access and children going directly across Silver Street to the Elementary School. These apartments will continue to be owned by the Norris’ and be rental units. Traffic travels south on this busy highway extremely fast. It was suggested that the blinking warning lights for the school also be on Silver Street.

k) Traffic does line up at the intersection with Route 116 during peak hours in the morning and George explained the renters would have to rely on other drivers to let them into that line. Allan explained they have Select Board approval to move the existing driveway further to the south, which would be a safer location.

Ted Bloomhardt then listed the issues that need to be addressed at the time a formal application is made to the Board:

· Pedestrian, especially for children, safety in crossing Silver Street.

· Traffic onto Silver Street.

· Head lights into neighboring houses.

· Location of parking lot in relation to neighbors and also the location of additional parking.

· Wetland maintenance.

· Engineering for drainage and amount of fill.

· Elevations of buildings.

· Screening and landscaping.

4. IVERSON – PRELIMINARY PLAT George Bedard then presented a plan for

preliminary plat review of the Iverson property on the west side of southern end of Silver Street. This proposal will consist of lot #1 which is 10.3 acres in size, lot #2 which would be 27.40 acres, and lot #3 with 27.9 acres and the existing farm house and barns. 3.7 acres would be transferred to Clyde and Jane Holt property owners to the south. George then explained the following aspects of this proposal:

a) A portion of this property has conservation easements from the Vermont Land Trust on it and these will continue. Lots 2 & 3 are large enough to remain in the state Land Use program.

b) The new roadway will be leveled as it comes off Silver Street and then not have a grade out to Lot #2 of more than 8%.

c) The Holts have a view no-build area to the south of the existing Iverson house.

d) The Fish and Game Department owns preserved land on both sides of Silver Street near the bridge. George explained that they are proposing to not have an access from Silver Street across the 2 acres of Iverson land on the north side of Lewis Creek. The plan indicates that there is sufficient room on the side of Silver Street to walk across the road and continue to the upper State land. He explained that the State is not interested in encouraging public accessibility to Lewis Creek. Ginny explained that canoeists could put in at the bridge and park at the area on the east side of Silver Street. She has had some problems with fishermen and other hikers harassing her horses in this pasture.

e) Howdy and Ted had gone on the site visit to the property and observed the situation at the current drive to the farm house, the house sites and their building envelopes, and the potential of having the existing house use the new roadway.

f) George felt that the existing driveway could be fixed to make it safer. Howdy felt and Ted agreed that due to the steepness of the drive, the two large maples that would have to be cut and the fact that gravel washes onto the Town road from this existing drive, it would be preferable to have the existing house accessed off the new right-of-way.

5. It was noted that the well protection zone on lot #2 will extend onto the Holt property. George said this could be negotiated with the Holts or could be slid over .

Jane Holt had emailed the Board with two concerns about this project: that her well

would be affected and that the house on lot #1 would be visible from her house and Silver Street if it is not back against the tree line. It was felt that the building envelope on this lot should be moved back to ensure that the house is not built in the field. George then presented well data for houses in this vicinity and felt that water would not be a problem. Jane, in her memo, stated that they only get 2 gallons a minute at 172 feet.

Tom McGlenn made the motion to close the public discussion of the Iverson Preliminary Plat and direct staff to draft conditions of approval. This motion was seconded by Greg Waples and passed unanimously.

6. O’BRIEN – SKETCH PLAN George Bedard then presented a plan for sketch plan

approval for Everett and Patricia O’Brien to subdivide their property on the east side of the North Road. George explained the following aspects of their proposal:

a) There are currently two principal structures on the O’Brien property. The plan indicated that the existing farmhouse (lot #1) would be on a 3.3-acre lot and the existing mobile home (lot #2) have 144 acres.

b) These lots have existing driveway cuts and farm access road.

c) At this time, they also have individual septic systems and wells with the plan to drill a new well for the farmhouse. George submitted well logs from surrounding properties and they have very good yields.

d) An engineer will examine the existing septic systems and either identify replacement areas or design replacement systems for those areas.

e) Several of houses on the North Road in front of the larger parcel, have springs on the O’Brien land and therefore there would have to be easements for these.

f) This property is currently in the State Land Use program.

George explained that at this time, he would only survey the smaller lot and the front portion of the larger lot behind any easements. They would request that the DRB waive the requirement of a full survey.

Tom McGlenn made the motion to close the public discussion of the O’Brien sketch plan proposal and direct staff to draft conditions of approval. This motion was seconded by Howdy Russell and passed unanimously.

6. DELIBERATIVE SESSION Greg Waples then made the motion that the Board go into deliberative session. This motion was seconded by Howdy Russell and passed unanimously.

Ted Bloomhardt made the motion to grant sketch plan approval to Green Dolphin LLC for a 5-lot subdivision on Hickory Lane. This motion was seconded by Clint Emmons and passed with Greg Waples abstaining from the vote.

Howdy Russell then made the motion to elect George Munson as Clerk of the Board. This motion was seconded by Robert Gauthier and passed.

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

Respectfully submitted,

Holly Russell

Recording Secretary