TOWN OF HINESBURG

PLANNING COMMISSION MINUTES

July 12, 2006

Approved July 26, 2006

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

Commission Members Absent: Fred Haulenbeek.

Also Present: Alex Weinhagen (Director of Planning and Zoning), Heather Stafford (Recording Secretary), David Lyman, Barbara Lyman, Karla Munson.

The meeting began at approximately 7:35 p.m.

I. Village Growth Project – Mechanicsville Road Area

The commission began by discussion the large tract of land on Mechanicsville Road that has not been developed. Commission members felt they had heard community members at the forums voice a strong aversion to allowing anything but residential use in this area. Alex added that most of this area is in the current sewer service area. Some members felt that the Quinn and Barone properties were the last opportunities for in-town housing on solid ground. They felt there would be much fewer engineering issues building in this area than in many others in town. The board discussed that density should be lower than in the village and that this area should serve as a transitional section of town that has a density between that allowed in the village and 1-acre zoning.

The commission reviewed the Hawk Lane development which has homes on 1-2 acre lots. They agreed that these lots are larger than what they would like to see on any remaining open land on Mechanicsville Road. Some members suggested favoring higher density lots on the West side of the road but this area has much less developable space than on the East side of Mechanicsville Road. Clustered housing was also suggested as an option in this area, and commission members agreed this concept would work well in this area. It was suggested that the board should think of development on Mechanicsville Road as occurring in phases and that zoning should be designed to allow for possible higher density housing in the future. For instance, perhaps in the first phase of development the back portions of properties could remain undeveloped or vice versa.

The commission members decided that they would like to create a new zoning district for this area that would allow for greater density while remaining strictly for residential use. The board also briefly discussed concepts for future possible development on the Quinn's lot to come up with an idea of what would be acceptable zoning regulations for this area. Suggestions included: developing the back section to create a 'hidden' subdivision while leaving the front area open and nestling 1/3 acre lots into the tree line to preserve the pasture and open land as much as possible. The board thought 1/3 acre lots in this area were a good size and also felt that the lots and the road accessing the lots should blend into the rural landscape as much as possible. It was also pointed out that just because the Planning Commission zones a certain area a specific way does not mean that the owner will develop the land to the extent allowed or at all for that matter.

George suggested that the board should perform some calculations on open space in town within the sewer service area that could possibility be developed and determine the maximum number of residential lots that could possibly be developed in that area based on 1-acre lot zoning. They should then determine the required sewer allocation for this number of lots to decided if all of this land can indeed be fully developed based on the availability of future wastewater capacity. George thought it was very important to ensure that there is enough capacity for development in each growth area. Alex pointed out that not all of this land will be developed based on owner's wishes, necessary infrastructure and usable space. Members of the commission agreed that it is important to zone the land for what makes sense for the town. They should focus on fulfilling the town's short-term needs while still keeping an eye to the future.

The board also thought they should be considerate of where housing is placed. They discussed provisions for keeping green space open on the Quinn property. Alex reminded the board that the community had expressed an interest in a 'green space plan' which outlined the purpose of each green space in town; as opposed to just having scattered parks that are used for repetitive uses. They also did not want to create 'pocket parks'.

Commission members discussed interconnectivity between existing and potential future developments. Many members thought it was important to retain the rights to future ROW's between developments to allow the possibility for future interconnectivity. Alex felt the interconnectivity of walking trails was the most important issue at this point and asked if the board felt the community is really looking for more density out towards Lavigne Hill Road. Joe I. thought a North/South connection which utilized Lavigne Hill Road would help to open areas to allow an alternative to the 116 route. He felt there was a strong possibility for a new road corridor in this area and by preserving ROW's, the board will allow for the possibility of future interconnectivity.

The board then continued to discuss the types of housing that should be allowed along Mechanicsville Road. They agreed that multi-family housing and assisted living projects would be acceptable in this area. The board felt comfortable giving developers the ability to use their creativity with the land but thought that perhaps a certain percentage of green space should be required for each possible future development.

**Joe I. left the meeting at this point.

The commission briefly discussed development on the West side of Mechanicsiville Road that is in the RR1 Zoning District now and is part of the sewer service area. There is a lot of potential in this area due to the road frontage, its proximity to CVU, and the walking path. Board members felt this area should be included in the same district as the other area along Mechanicsville Road.

Minutes of the June 14^th and 28^th PC Meetings

Johanna MOVED to approve the minutes as amended. George SECONDED the motion. The motion PASSED 7 – 0.

Other Business:

Affordable Housing Committee

The Selectboard created a 9-member committee. Six members have been appointed and they are looking for three other interested people to serve on the committee. They hope to hold their first organizational meeting in August.

Skate Park on Lot 1 in Creekside Behind the Fire Station

Alex said that the DRB will be hearing a site plan proposal for building a skate park as well as a park and ride in this location. The current skate park is not visible enough to prevent vandalism and the equipment does not last as long because it has to be taken down and put back up on a seasonal basis.

Town Wind Turbine Proposal

This is an ongoing process and the comment period with the Public Service Board will end on July 14^th.

Secretary of Agency of Transportation

The Secretary will be meeting with the Selectboard at their meeting on July 24^th to discuss the issues Hinesburg has been having while trying to work with Vtrans on several projects in town.

Survey on Transportation Needs

Karla Munson reported that they have received 20+ responses to the Transportation Survey they mailed out to the citizens of Hinesburg.

George MOVED to adjourn. Nancy SECONDED the motion. The motion PASSED 7 – 0.

The meeting adjourned at approximately 9:50 p.m.

Respectfully Submitted:

Heather Stafford

Recording Secretary