TOWN OF HINESBURG

PLANNING COMMISSION MINUTES

June 1, 2005

Approved June 15, 2005

Commission Members Present: Fred Haulenbeek (acting chairperson), Joe Iadanza, Carrie Fenn, Johanna White, George Bedard.

Commission Members Absent: Jean Isham, John Buckingham, Nancy Norris.

**NOTE: There is 1 vacancy on the Commission due to Dan Greller’s resignation, which was accepted by the Selectboard on March 7.

Also Present: Alex Weinhagen (Director of Planning/Zoning).

The meeting began at approximately 7:40pm.

Review final language for Zoning and Subdivision Regulation revisions:

The Commission reviewed final language for changes that stemmed from the public hearing at the May 18 meeting. In the Subdivision regulations, Alex had made further clarifications to the subdivision revision process and to the new lot definition. The Commission felt the proposed language was acceptable. George suggested that the DRB and staff utilize an administrative process for possible subdivision revisions, where the DRB could discuss whether a public hearing would be necessary for a possible revision. George recommended putting such discussion on DRB agendas under “Other Business”. Alex said this could be accomplished fairly easily by having staff review the proposed revision, and provide feedback to the DRB on whether a hearing is necessary under the regulations. Carrie felt this was a good idea.

In the Zoning Regulations, the Commission accepted proposed language on expanded administrative review for revisions to previously approved site plans and signs. Alex said that staff had determined that expanded administrative review for other DRB approvals (subdivision, conditional use, etc.) could be problematic. Alex said the administrative review option could always be expanded later after more towns experiment with this newly enabled option. The Commission also accepted proposed language on accessory apartments, expiration of zoning permits, patio definition, setback definition (related to patios), substantial completion definition.

The Commission discussed the proposed change to allow multi-family dwellings in the rural zoning districts. Alex noted that he has heard concerns about this kind of use potentially changing the character of a rural neighborhood. The Commission discussed the benefits of allowing this type of residential development – e.g., clustering for efficiency gains and lesser impact; creation of more reasonably priced housing; etc. Fred wondered if design review standards would be warranted for multi-family dwellings. George suggested starting more simply, by capping the number of units at 4, making them a conditional use, and by requiring a design element that not more than 2 units can share the same building face or roof ridgeline. Fred suggested moving forward with the language drafted earlier, and simply keep these ideas in mind for future changes. Joe cautioned that the Town should proceed carefully when allowing new uses because it is difficult to impose additional requirements after the fact, as people tend to view this as an infringement on a vested right. The Commission generally concurred that the cap should be 4 units, and that this use should be changed from a permitted to a conditional use. The Commission also agreed to add the minor design requirement that George described, in the hopes that this would better break up the facade of these structures, and partially address concerns about architectural compatibility with the character of traditionally single-family home areas.

George wondered if more than 1 of these dwellings should be allowed on a lot, similar to what is allowed in the Village zoning district. Alex said this would be a big change, and would be better left to a future round of changes after more community input.

Alex said he will write an article on this multi-family dwelling change for the upcoming issue of the Hinesburg Record to make sure that the public understands what is being changed, and to make sure they have a chance to discuss it further at the Selectboard public hearing prior to adoption.

Minutes of the May 18, 2005 Meeting:

George MOVED to approve the May 18, 2005 meeting minutes as amended. Carrie SECONDED the motion. The motion PASSED 5-0.

Planning Film – “Save Our Land, Save Our Towns”:

The Commission viewed the film “Save Our Land, Save Our Towns”, which focused on development patterns both in urban and rural areas, and what people could be doing differently to encourage smarter patterns of growth.

Other Business:

None.

The meeting adjourned at approximately 10pm.

Respectfully Submitted,

____________________________________________/____________

Alex Weinhagen, Director of Planning & Zoning Date