TOWN OF HINESBURG

PLANNING COMMISSION MINUTES

July 6, 2005

Approved July 20, 2005

Commission Members Present: Jean Isham (chairperson), Fred Haulenbeek, Joe Iadanza, Carrie Fenn, Johanna White, George Bedard, Nancy Norris, Kay Ballard.

Commission Members Absent: John Buckingham.

Also Present: Alex Weinhagen (Director of Planning/Zoning), George & Karla Munson, Bill Marks, Howard Russell, Wayne Bissonette, Bob Linck, Susan Mead, Joe Donegan, Gay Regan, Peter Erb, Paul Wieczoreck.

The meeting began at approximately 7:35pm.

Visibility of Development Discussion:

Alex reviewed various sections of the Town Plan that referred to scenic resources, ridgelines, and the visibility of development (pgs. 24-26 & 39-40). Carrie said that the Town needs to develop an open space plan that identifies the open space areas that the community values. Kay felt that Geprags Park is an example of Town-owned open space that isn’t maintained they way it used to be when it was in private ownership. She felt that Geprags was more scenic before, when it was kept open with gardens and flowers rather than the shrubby growth it has now. Wayne Bissonette agreed with Kay on this note. Susan Mead said this speaks to the question of what the community wants Gegrags to be, and to the larger question of what types or mix of open space the community wants. Bill Marks said that the Conservation Commission decided to allow vegetation to re-establish. He said the park has been carefully maintained and cared for, just with a different objective than before. With that said, Bill said Kay makes a good point about the need to maintain good agricultural land in order to keep it usable.

Paul Wieczoreck said the community needs to identify priority areas via a community planning process – e.g., prime agricultural soils, wildlife habitat, etc. Nancy asked if Paul meant that all agricultural soils should be preserved, or just those agricultural soils that are not forested. Paul said the priority would likely be on those soils that are readily usable for agriculture. Jean commented that not all agricultural lands are on prime agricultural soils.

Peter Erb said it is important for the Town to identify the most important natural resources, and then work out zoning districts and regulations with these resources in mind, so that future generations will have necessary development and natural resources. Karla Munson said that properties can and should serve multiple purposes – e.g., trails, open areas, etc.

Joe Donegan said that the development review process (via DRB) mostly involves the aesthetic interests of abutting landowners rather than the aesthetic interest of the whole community. He said that is why it’s critical to identify areas that have common scenic value to the whole community. Gay Regan said we need to recognize the efforts of Hinesburg residents to conserve important resources/land for the community. She said individuals, land trusts, and towns can work together on land conservation projects. She hopes that we can preserve a careful mixture of development, trails, and natural resources.

Howdy Russell (former DRB member) said the DRB doesn’t have clear guidance on what areas constitute critical scenic resources. He said it would be valuable for the DRB to have guidance, perhaps by zones, as to where visibility of development really matters. George Munson (current DRB member) said we need uniformity between applicants on how visibility and screening are handled. He agreed that the DRB needs to know what are key areas. He felt revised visibility maps will help, as will better elevation data and maps. Peter said visibility maps are useful, but we also need to overlay other resource data layers (ag. soils, trails, wildlife habitat, etc.) to better inform decisions. Karla felt that the Town should still respect landowner rights in this process. Joe Donegan felt that along with rights, landowners also have a responsibility as stewards of the land. George Munson said that landowners need to be consulted before setting aside land. Wayne encouraged the Town to utilize tools (e.g., transfer of development rights – TDR) to accomplish these goals while being as fair as possible to the landowner.

Bill said the goal is not to make houses invisible, but to minimize their impact on the natural surroundings. George Munson said the Commission needs to look at the design standards in the Subdivision regulations (section 6.10.8). He felt these standards need work. Paul asked how these design standards were developed. Alex said they have been around for a long time, so it is difficult to know exactly what the rationale was when written. He said that the primary intent appears to be the protection of agricultural and forest land in 6.10.8 #3c, and scenic resources in #3d. Alex said that #3d is often interpreted as the view of any spot from any road, rather than simply priority areas. Joe Donegan suggested developing comprehensive construction & siting design standards for areas that are highly visible, and applying a lesser standard in low visibility areas.

Howdy said the DRB needs more specificity with regard to acceptable exterior building colors in places that are more visible. He asked what is an “earth tone”. George Munson agreed that color is a difficult issue for the Board to utilize. Joe Iadanza agreed that color is tough to regulate. However, he thought that other design elements were more significant and potentially obtrusive – e.g., highly reflective windows, certain metal roofs, etc. Paul asked how other towns have addressed this issue. Alex said he wasn’t sure, and that it would be valuable to research this. Bob Linck said that the Town of Hanover, New Hampshire, did try to get a handle on priority scenic areas by doing a community survey and via community planning process to get input. Nancy agreed that a survey would be a tool. Jean said the Commission should get out and spend some time assessing viewscapes. Kay said she would like to minimize the rules and regulations for landowners. She also feels a survey would be helpful.

Fred said that he needs to know what the outcome of this work would be first. He said that ending up with a prohibition or heavy imposition doesn’t get him excited to go further; however, he would be interested if this work was used to help prioritize town acquisition of land, easement purchases, etc. He said he wants this effort to help landowners rather than limit their options. Bill said that visibility shouldn’t be the biggest factor when reviewing development proposals because it is too subjective. He felt more objective natural resource measures should be given more weight or importance. Alex cited an outcome example from Westford, in which visibility of development along the Town’s main transportation artery (VT Route 128) was deemed important, and the Town responded by having special design standards for this area, and by working to require subdivisions in this area to be done as Planned Residential Developments with more clustering, landscaping, etc.

Gay said the Town should focus on greenbelts and scenic byways, and devise ways to tap community support to compensate landowners for areas the community wants to conserve. Joe Iadanza echoed this thought. He said the foundation upon which to build this effort should be that we will maintain or enhance property values while conserving open space. He felt that we won’t get anywhere if the effort is seen as a “taking”. Joe Donegan said that the 2 hills overlooking the village on the Russell property constitute a scenic area that is important to him. He discussed the portion of the Russell property (his family’s property) in the village zoning district, and how high its maximum build out could be under the basic zoning allowances. He hoped that DRB wouldn’t allow these hills to be covered with houses simply because of the zoning allowances. He felt these hills represent something important to the community, and that this needs balance and offset the highest possible profit a landowner might get from maximizing development.

Visibility Analysis Map – Guidelines for DRB usage:

This discussion was tabled due to time constraints.

Prioritization & Scheduling of Town Plan Implementation Projects:

Jean felt it was time to get the village steering committee established and working. Alex said he has only been able to drum up interest in serving on this committee from 4-5 people. Jean suggested contacting Penny Reed from Wild Thyme as well as Todd Bailey who lives in the village. Karla Munson also volunteered.

Carrie felt that work should begin immediately on the open space inventory. Joe Iadanza said we need to get going on the village growth project. Jean wondered what would be the logical order of projects. Alex said working on natural resource inventories would be a good first step that would help inform later work on area based density zoning and other issues. He described a process of working with willing landowners to describe area based zoning options for real parcels. Wayne said it would OK to use his parcel near Ballard’s corner as an example. Wayne also explained his desire to see a portion of his property zoned commercial – i.e., expanding the commercial district at Ballard’s Corner to the south side of Shelburne Falls Road. He explained that he’s been waiting some time for the Town to make a decision about this request. George Bedard said any zoning change via the traditional process will take time because of the community involvement and overall deliberative process. He said Wayne would see this question answered faster if he petitioned for this change to be made.

Russell Family Trust Conservation Project – Request for letter of support:

Alex and Bob Linck explained that the Russell Family Trust is seeking a letter of support from the Planning Commission for a conservation project they are pursuing with the VT Land Trust and the Vermont Housing and Conservation Board (VHCB). The Russell Family would like to permanently conserve approximately 60 acres of their 90-acre parcel near the village. This portion of the property is in the Rural Residential 1 district. They are not conserving the 30 acres in the Village district.

George Bedard said he is concerned about the potential impact permanent conservation could have on future village expansion. He said he would be more likely to support the project if it included options for future trades of development rights or conversion. He wondered about a possible road connection between the Munson parcel and the east side of the Munson parcel that they want to conserve. Alex said that at no time during the last 2 years of work on the new Town Plan, did anyone indicate a desire to expand the village in this direction. He said the Russell property has severe development constraints due to topography, and that it isn’t on the Town’s list of areas to expand the village.

Jean distributed a draft letter of support for Commissioners to review. Jean MOVED to send the letter of support as drafted. Carrie SECONDED the motion. The motion FAILED with Jean, Carrie, Johanna, Joe voting for it; Fred, Nancy, George voting against it; and Kay abstaining. George said he doesn’t want to throw cold water on the proposal, but would like time for more discussion on the flexibility and which areas are in and out of the easement. Bob gave some details about the process and the application timeframe. Nancy said she would like more time to consider the proposal, since this is the first she’s heard of it. Joe Donegan apologized for the lack of notice and welcomed the Commission’s further involvement. Joe Donegan and the Commission agreed to do a site visit before the next meeting. Alex will work with the Russell family on timing and locations to visit.

Minutes of the June 15, 2005 Meeting:

George MOVED to approve the June 15, 2005 meeting minutes. Fred SECONDED the motion. The motion PASSED 8-0.

Other Business:

Carrie said that she has lined up Kristin Underwood to give a presentation on stormwater and impervious surface at the Commission’s August 17 meeting.

The meeting adjourned at approximately 10:30pm.

Respectfully Submitted,

____________________________________________/____________

Alex Weinhagen, Director of Planning & Zoning Date