HINESBURG DEVELOPMENT REVIEW
BOARD MINUTES OF FEBRUARY 1, 2005
Approved 2/15/05
Members
present: Tom McGlenn, George Munson,
Robert Gauthier, Clint Emmons, Howdy Russell, Greg Waples and Ted Bloomhardt.
Staff
member: Peter Erb
Member
of the Audience: Hans Jenny, Peter
DeGraff, Frank Twarog, Alan Casell, Betty Wright, Karla Munson, Jared Stolper,
Todd Bailey, Peggy Jones, Patrick Coulombe, ALan Brace, Scott Brace, George
Bedard, Sandra Collins, Dustin Jurenson, Wendy Ordway, Eric & Ginger
Johnson, and David Brown.
1. MINUTES
January 4, 2005 minutes. Howdy motions to approve. George Munson
seconds. Approval unanimous.
January 18, 2005 minutes. Howdy
motions to approve. Tom McGlenn seconds this motion. 4 ayes, 3 abstain.
Unanimous.
2. STOLPER
a continued public hearing.
A site visit was conducted on
January 18 at the camp location.
The interior and exterior were
looked at and evaluated for the camp replacement.
The support posts under the camp are
made of cedar and are not in great shape as a support
system. Replacement of a basement structure will be needed. (Frost wall with drainage options has been discussed).
The Septic system may be a condition
upon further evaluation.
The tree cutting around the house
and up the hill will need to be looked at to insure
proper drainage and care of erosion issues.
There is a concern for the flow of
traffic in that area as the road bends and it may become difficult with the increase of construction vehicles and
equipment.
Possible property lines had been
specked out while on the site visit.
A question regarding the roofline is
that it should remain relatively the same in appearance.
There were no questions or
observations from the audience members.
Conditional
use discussion.
Mr. Stolper to use the existing foot
print of the original camp.
The roofline will be 9 ft. higher
than the existing roof.
This will be creating actual floor
space on the second floor where as now there is only a loft type space.
Preexisting living space is 795’.
Total proposed living space to be
1,115’.
Creating a 320’ difference. (40%)
there will be no other water
appliances other than what exists now. (bathroom sink, toilet, shower and kitchen sink.)
Mr. Stolper spoke with STGriswold
regarding using the Septitech design system for
the new septic.
A state web site is available
regarding this system. Paperwork available with the Stolper file.
The extra space added to the new
structure is the second floor. The main
floor basically follows the
footprint of the original house.
The screened in porch now will
become an enclosed porch with the new structure.
The second floor will not visibly
block the neighbor’s view.
There are septic worries in regard
to the capacity. The new camp will
possibly have more frequent
visitors and long occupation into the September month and starting in the June month.
A concern with the choices of
foundation for the new structure needs to be addressed. The stone and cedar that is the foundation
now lets the natural aquatic flow
run down in a gradual setting. A new
foundation, possible frost wall, needs to
address this same issue in about the same way. There needs to be a natural flow
to allow the proper drainage
of the lands surrounding the camp and hillside area.
A suggestion for curtain drains
around the frost wall to help alleviate the flow problem that may occur is being considered.
Whatever system is considered should
minimize disturbance of the root system
along the front of the lake.
Drainage into the lake is a huge
concern. The foundation needs to be
properly drained so as no
pollutants are making their way to the water edge.
What are the hours of constructions?
A concern for noise and equipment
will need to be addressed. These are seasonal homes
so working hours should be enforced.
In the beginning during the digging
and pouring for the foundation should start in either
May or June. The frost can be
unpredictable.
Construction will probably be from
June, July and August.
Time and day of the week: 8-4 for
crew or 9-4, Monday through Friday June through
August.
They will avoid weekends and
holidays and special occasions.
Members of the public were informed
that according to Chapter 117 of State Staute, in order to be allowed to appeal
any decision of this board, members of
the public must have participated in the process prior to appeal. Therefore, if they have concerns or
questions, they should have them entered into the record.
Ginger Johnson states that from
across the lake 8:00 am as a start time is too early as they can hear it across the lake. It would be better if the construction could start at 8:30 or 9:00 am.
Betty Wright owns the camp
immediately South of the construction site.
A concern of the road being
blocked due to the construction vehicles and equipment.
Alan Castle states that an
association takes care of the road up to the Dimick(?) property then it is up to the individual property owners
to be responsible for their portion of the road.
Road crossing for those camps that
don’t live directly on the lake and they need to cross the road to get to the lake. This is a safety
issue.
Alan Castle suggests that as the
road is narrow the larger trucks should leave the area before the
late afternoon and evening traffic comes through.
The use of the camp should not be
more than it has seen in the past.
There are two adults
and two children plus the occasional company.
The septic should be at least a
3-bedroom system for usage.
Condition
- A septic plan is needed. This will need to be approved.
There is land to the East that can
be pumped upward for either a mound or conventional
system per whatever perks.
A engineered septic plan may be
required.
Tom
McGlenn motions to close hearing.
Ted
Bloomhardt seconds this motion.
A
conditional approval for camp reconstruction.
Unanimous
approval.
GEORGE AND KARLA MUNSON a preliminary plat proposal
for a 5-lot subdivision.
(George
Munson and Howdy Russell excused from the Board)
Greg
Waples left.
This new plan is similar to the
sketch plan.
24 acres of 116+
on Buck Hill Road.
A subdivision of 4 bldg. lots. Owner to retain the other property with the
existing house.
Each lot will be either 1 to 1.7
acres balance is open property.
The tree line is on the North side
and tree scrub to the West.
There is a stream to the farm pond.
A new driveway with existing on Buck
Hill Road, municipal water and sewer.
The drive will be of gravel/gray
stone.
There will be a pedestrian walkway
to 116.
Storm water will drain in a grassy
swale along drive with an extra culvert added. Old
culvert will be upgraded to a 24’ culvert.
Proposed hydrants have been
discussed with the fire chief.
There is a matter of house height
and color.
Suggestions are that they match in
height and are of a color to match or coordinate with the natural landscape.
Trees to be added are either Elms or
Ash alternating.
Shrubbery to be added to the front
of the homes for a more natural look.
Dependant on the new owners will
determine what landscaping can be done in front of the houses.
Homes will be set back against the
woods.
The Hinesburg Recreation Committee
and the Hinesburg Trail Committee would like
to present pathways for pedestrian use.
They would like an easement along route
116. The suggestion is to continue from
the Russell property.
There is trail work already in the
Russell property.
Howdy Russell supports potential
access of trails extended from his property.
Also, to minimize the visual impact
of the homes they should be of a color associated
with the natural surroundings.
George Munson states that his view
of at least 50 houses has not been offensive to him and they have no color restrictions. So to have a color restriction placed upon his project seems too much. It is private property and therefore the
color should be determined by the
homeowner.
A broad statement of color to blend
with the natural surroundings would be appropriate.
The driveway will be of gray stone
gravel and an association will be responsible to
maintenance.
The Munson's are open to an easement
from 116 to lots and to possibly continue up
behind the lots but not through the private properties for trail. The Munson's are even creating a graded pathway from 116 to the
driveway of new lots. Discussion
for extended trail to be determined.
The Trail Committee would like to
keep trails that already exists from becoming consumed
by building projects and are suggesting logical options for expansion to keep the trails open to pedestrians.
The Munson's state that at this time
to ask for an extension of the trails beyond what
they propose for a pathway is too much to ask for at this time.
Proposed conditions as a completed
list not available yet from the staff.
Ted
Bloomhardt motions to finalize the conditions.
Clint
Emmons seconds this motion.
Unanimous
decision.
(George
and Howdy rejoin the Board)
DAVE AND KELLI BROWN are
requesting a conditional use permit.
Dave
and Kelli Brown have lived at this residence for 3 months. They would like to add a garage with
breezeway and a deck onto their home.
The
square footage of the existing house is 1900 sq.ft. roughly, plus a screened in
porch.
The
house is designed with two stories. The
basement is finished and walks out onto the lake side.
The
neighbor has a summary plat and the original plans for this property. They all concur that the lots are 100 ft. in
width. The planted stakes are assumed
to be the property lines. When measured
from property to property they are roughly 100 ft. each across.
Set
backs for the house and garage is 45 ft. from road center to the house. Garage would sit 35 ft. from center road to
garage. This is nonconforming per the
setbacks established by the town for this property. Creating new setbacks for
the garage would require a variance and those are difficult to get. To conform to the existing setbacks would be
a viable option if the homeowner would try to maneuver the plans of the new
garage perhaps back another 10 ft. or closer to the house. Perhaps making the
garage a bit smaller also would stay with the conforming requirements.
Mr.
Brown will reevaluate the plans he has but would like to try and stay with his
original idea of an attached garage with breezeway. Garage would also be two stories. Above garage would be storage and possible game room eventually.
Would be considered living space as part of the house.
Erik
and Ginger Johnson live on the south side of the property and have stated that
the side yard set backs are not a concern for them but the project moving
closer to the lake maybe an issue.
There is a ravine between the house that serves as drainage for the two
properties must be preserved or both properties will have water issues on their
lawns. Also to have the garage and
house match as close as possible in height has been recommended.
The
septic is a concern, as the garage would sit on or near the location of the
septic. Septic could be moved up across
the road 300-ft or so to a leach field area there. Property is 100 ft across and roughly 500 ft long. Majority of
property is across the road from the house going up into a steep hill.
Mr.
Brown will reevaluate his plans and the property and return with a revised plan
for possible approval.
Ted
Bloomhardt motions to continue 3/15/05
Robert
Gauthier seconds this motion.
Unanimous.
SANDRA COLLINS is requesting a revival of
the sketch plan for a sub division on her parent’s lot on Lincoln Hill. The present sketch plan approved in December
of 2003 has expired.
Driveway
will be shared with current home (Cliff and Christine Collins). The lot to be divided sits in back of the
existing home.
The
drive meets the setbacks with a wide right if way. There will be at least another 20-30 feet extended to new lot of
shared drive then this will branch off for the new driveway.
The
sketch plan is for a 3-acre lot. The
sketch plan has not changed at all from the first sketch plan approved in 2003.
Storm
water run off to Lincoln Hill Road is to comply with joining property that was
established years ago. A system should
be considered, as there is a lot of water running down from Lincoln Hill. A condition of a road design and run off
design to show the Board is requested at preliminary meeting.
The
old order #3 proposed requirements for this and appears to meet concerns.
Ted
Bloomhardt motions to approve - A final
sketch plan approval to be drawn up.
Robert
Gauthier seconds this motion.
Approved
unanimously.
OFFICERS ELECTED
Chair
- Tom McGlenn
Vice
Chair position (re-nominated) Ted Bloomhardt
Clerk
position (re-nominated) George Munson
Howdy
Russell motions to nominate; Robert Gauthier seconds this motion.
Unanimous
approval.
NEXTEL sketch plan approval. 3 step process.
#3
of “Findings of Facts” are questionable information of what we are visually
getting for sketch plan approval.
Question
- Should town land be used for this project?
Is this proper use of town land?
The
town is the co-signer of this application.
Consideration
for possible funding for the sewage system or growth of it should be an issue
with this proposal.
Tom
motions for approval
4
approvals 2 abstain
Approved
WRIGHT & LIDLE vote on the draft
conditions of approval.
The
state helps determine the system and reports are gathered accordingly.
Extra
reporting to the town may be too much. State reports should be enough.
Clint
motions to approve
George
seconds this motion
Ted
abstains
Approved
Meeting
adjourned at 10:30 pm.
Respectfully
submitted,
Hannah
B. Robert
Recording
Secretary