TOWN OF HINESBURG
PLANNING COMMISSION MINUTES
Approved March 3, 2004
Commission Members Present: Jean Isham (Chair), Joe Iadanza, John Buckingham, Carrie Fenn, Deb Howard, John Mace, Nancy Norris, George Bedard (arrived late), Fred Haulenbeek (arrived late).
Commission Members Absent: none.
Also Present: Alex Weinhagen (Town Planner), George & Karla Munson, Andrea Morgante.
The meeting began at approximately 7:35pm.
Minutes of the January 15 & January 21, 2004
Meetings:
Carrie MOVED to approve the January 15, 2004 meeting minutes, as amended. John Buckingham SECONDED the motion. The motion PASSED 7-0.
John Buckingham MOVED to approve the January 21, 2004 meeting minutes, as amended. Carrie SECONDED the motion. The motion PASSED 7-0.
Town Plan Revision – Timeline & Process:
Alex reviewed the tentative timeline for the rest of the Town Plan revision up to and including a proposed Planning Commission formal public hearing in June. Beyond that the timeline for formal adoption will be in the hands of the Selectboard, but will likely happen no sooner than August. The schedule shows the Commission reviewing draft 1 at its March 3 meeting, and distributing draft 2 widely (Selectboard, CCRPC, DRB, Conservation Commission, Town web site) around March 18. The schedule includes meeting with the Selectboard specifically at their April 5 meeting to make sure they understand the new Plan, and have a chance to express their concerns early in the process. The April 21 Planning Commission meeting will be the primary venue for gathering and discussing feedback from the public, various Town Boards, the CCRPC, etc.
Deb said we need to work on a brief summary of the changes to make the Commission’s new vision clear and concise for the public and various Town Boards. The Commission agreed that this summary document would be critical since the organization of the new Plan will be very different, and because several new initiatives are being proposed. Alex suggested that each Commissioner write up a brief summary or outline describing how the section he/she developed differs from the existing Plan. Alex volunteered to edit and reformat these individual summaries in order to create a 1-2 page overall summary document. Commissioners agreed to get the individual section summaries to Alex by March 10, so that the overall summary could be crafted and distributed with the draft of the new Plan around March 18.
Jean suggested warning the public about the drafting of the Plan and opportunities for input in the March issue of the Hinesburg Record. Alex said that adequate coverage in the April issue of the Hinesburg Record was critical, and that the deadline for this issue is March 18. The Commission agreed that the summary document should go in this issue of the Record, along with supporting background information and meeting dates/times. This should allow for public input at both of the Commission’s April meetings. Andrea recommended announcing some of this information at Town Meeting on March 1. John Mace volunteered to say a few words.
Deb said that we need to be careful before sending a draft of the Plan out to other Town Boards. Alex also cautioned that the Commission will need to spend some more time developing and refining the tables, graphs, and maps that provide supporting data for the recommendations in the Plan. John Mace said he is still willing to help with the data processing and presentation.
Selectboard Request to Rezone Munson property to Village:
The Commission reviewed a letter from the Selectboard, dated January 19, 2004, requesting that, “the Planning Commission take up the matter of an extension of the Village zoning district South to Buck Hill Road West in advance of other zoning changes.” Jean said that the current Town Plan does not include enabling language to authorize the Commission to expand the Village zoning district. Joe and Nancy asked if the existing Plan included language that enabled the expansions the Commission approved in the last 2 years with regard to the Industrial 2 and Industrial 5 zoning districts. Alex and Jean explained that the future land use section of the existing Plan does authorize expansions to the industrial zoning districts if the need arises.
John Mace said the tone of the Selectboard letter to the Commission, as well as the letter directly to the Munsons, made him uncomfortable because it sounds like “deal making” is happening, the results of which are being handed to the Planning Commission for action. George Munson explained exactly what he was asking for, and why he felt it was for the benefit of the Town needs as well as his own. He also explained some of the timing of his current and original requests to both the Selectboard and the Planning Commission. He expressed frustration that the Town Plan process and expected zoning changes were taking so long, given that his original request was made approximately a year ago. He also expressed frustration that the development project the Munsons would like to pursue is being characterized incorrectly, with far more potential lots than what they are seeking or what the land will actually support. Along these lines, he was especially upset by a letter from Peter Erb that was distributed at the meeting.
Andrea expressed her concern that the Planning Commission follow the correct process for this sort of a zoning change. She explained that she did not sign the Selectboard’s letter to the Commission or the letter to the Munsons because she was concerned that the correct process was not necessarily being followed. She indicated that there appeared to be much common ground on the whole issue, and that it appeared to be more of a timing issue than anything else.
Nancy said that the current Village section of the Plan does appear to encourage Village expansion. Jean noted that this language was in the descriptive section of the Plan (under Special Features), and did not reference the Village zoning district specifically. Fred said that the current Plan does enable expansion or changes to the Rural Residential 1 district, especially with regard to higher density housing. Alex said the 2 basic questions the Commission needs to address with respect to the Selectboard’s request are: 1) does the current Plan enable expansion of the Village zoning district; 2) timing. Joe said his 2 major questions were: 1) is the proposed development a good idea; 2) do enabling changes to the Rural Residential 1 district make sense across the whole RR1 district.
George Munson said he doesn’t want any special treatment in terms of rezoning his property, if it would create the impression of favoritism. He felt that his proposal, and negotiations with the Selectboard, were in the best interests of the Town at large. He indicated that based on the Commission’s current timeline for the new Plan and expected zoning changes, he now plans to put forward a development plan for his property based on the current zoning. Deb and various other Commissioners asked George Munson if he was sure that he didn’t want to wait and continue pursuing possible zoning changes. George Munson said that he couldn’t wait any longer, and would simply pursue the development under the existing zoning.
At this point, the Munsons and Andrea left the meeting.
Nancy noted that the proposed land donation to the Town didn’t come to the Planning Commission’s attention until the Selectboard’s most recent correspondence. She noted that this donation offer hasn’t been part of any of the Commission’s Town Plan or future zoning discussions.
The Commission discussed allowing multi-family dwelling uses in the RR1 zoning district. George Bedard said the best the Commission can do is explain to the Munsons and the Selectboard that the Commission continues to support expansion of the types of uses and densities in areas adjacent to the Village, but that the Commission will continue to follow the timeline and process that has already been discussed and laid out. Joe agreed. Deb said she is still uncomfortable with the public perception if such a zoning change was done in a hurry up fashion.
The meeting adjourned at approximately 10:15pm.
Respectfully Submitted,
______________________________ ___________
Alex Weinhagen, Town Planner Date