TOWN OF HINESBURG

PLANNING COMMISSION MINUTES

September 7, 2005

Approved October 5, 2005

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

Commission Members Absent: Fred Haulenbeek.

*NOTE – There is 1 vacancy on the Commission due to John Buckingham’s resignation on 9/4/05.

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

The meeting began at approximately 7:35pm.

Visibility Map Update and Review:

The Commission reviewed the new visibility analysis map (visibility from main roads). This analysis was done in 2001 during a Planning Commission project on rural area considerations and regulations. The analysis was updated to include additional roads and to take advantage of much better digital elevation data acquired via the 2004 Chittenden County orthophoto project. Alex reviewed the methodology as well as the strengths and weaknesses of the analysis. Hi-lights:

· Visibility from 543 regularly spaced points along the following 11 "main" roads: Baldwin Rd, Charlotte Rd, CVU Rd, Gilman Rd, Hollow Brook Rd, North Rd, Pond Rd, Richmond Rd, Shelburne Falls Rd, Silver St, and VT Route 116. Hill roads on eastern side of Town NOT included.

· Visibility based on "bare earth" topography. Does NOT account for existing vegetation or structures.

· Analysis based on highly accurate digital elevation data obtained in 2004 Chittenden County Orthophoto project via an airborne LIDAR sensor

· Visibility classes (6 classes; very high, high, etc.) based purely on statistical data groupings - i.e., higher visibility areas do NOT necessarily correspond to critical scenic resources or sensitive scenic vistas.

Nancy expressed concern that this data could be misused by some to advocate for zero development in more visible areas. Both George and Nancy felt that landowners should be compensated if the community is interested in placing higher visibility areas off limits to development. Alex said both the map and the analysis summary explain very clearly that this information is for planning purposes only and is not tied directly to any regulatory provisions at this time. He said that this map is only one piece of relatively objective information about visibility from main roads. He said that in order to actually identify critical scenic resources (as described in Town Plan), the Commission needs to assess and discuss other more subjective measures to complement the visibility data. Kay mentioned that a community survey might be a good idea, as discussed previously. Joe said that more work is needed, but that in the mean time the map still provides information that could be useful to landowners who are making plans for their property.

Alex said this issue is a fairly low priority in the Town Plan and based on earlier discussions with the Conservation Commission. George said the Commission doesn’t need to develop formal guidelines for the use of this data at this time. He suggested that staff and the Commission emphasize that the data is for planning purposes, and that the Commission take this topic up again when work on regulation revisions begins in earnest. The Commission agreed that additional work on this topic should wait until progress is made on on-going high priority work items (e.g., village growth project, natural resource inventory, etc.).

Village Growth Project Update:

The Commission reviewed the scope of work prepared by ORW Landscape Architects & Planners. Alex said that the consultant (Bob White) will be meeting with the Commission at the October 5 meeting to discuss preliminary ideas and get the Commission’s feedback. That meeting may begin earlier than normal to allow for a walking tour of the village. Alex said that he plans to meet with Bob prior to that meeting to go over the project, data needs, scheduling, etc.

Minutes of the August 17, 2005 Meeting:

George MOVED to approve the August 17, 2005 meeting minutes as amended. Carrie SECONDED the motion. The motion PASSED 7-0.

Other Business:

Village Steering Committee Progress:

A number of people have submitted letters of interest to serve on the soon to be formed Village Steering Committee. The Selectboard will discuss the framework and charge for this new committee at their Sept. 19 meeting. They plan to appointment members at their October 3 meeting.

Chittenden County Regional Plan Feedback:

Alex noted that he provided feedback on the initial draft of the regional plan. He said there is still much to be written, and said the next draft should have more substance for everyone to consider.

Zoning and Subdivision Regulation Revisions – update on Selectboard progress:

The Selectboard made a few additional revisions and finalized a new draft (draft 3) of regulation revisions for a public hearing scheduled for September 19. Generally, the Selectboard’s changes were minor. The one substantive change was to the Commission’s recommendation that 3-4 unit multi-family dwellings be allowed in the rural areas as a conditional use. The Selectboard kept this change, but added the requirement that they were only permissible as part of a planned residential development (PRD).

Circ Highway Meetings & Buckingham Resignation:

Alex alerted the Commission to a series of presentations on the Williston segment of the Circ highway. He also informed the Commission that John Buckingham had resigned from the Planning Commission.

Agenda Items for September 21 Meeting:

The next meeting will be used for a multi-board meeting with the Selectboard, DRB, and Conservation Commission (as called for by the Selectboard) to discuss Wayne Bissonette’s request to re-zone an area south of Shelburne Falls Road (at Ballard’s Corner) to Commercial. Even though the Planning Commission has already recommended this zoning change be delayed to allow for more comprehensive growth center planning in this area, the Selectboard still wants to bring the boards together to discuss it, similar to what happened in advance of the creation of the Industrial 5 zoning district a few years ago when NRG was seeking to expand. Nancy asked Alex to make sure some background information and some sort of map is distributed in advance of the meeting, so that all the boards understand what Wayne is actually requesting.

The meeting adjourned at approximately 9:15pm.

Respectfully Submitted,

Alex Weinhagen, Director of Planning & Zoning