TOWN OF HINESBURG

PLANNING COMMISSION MINUTES

July 26, 2006

Approved September 13, 2006

Commission Members Present: Jean Isham, Joe Iadanza, Carrie Fenn, Fred Haulenbeek (left at 9pm), Johanna White, Joe Donegan, George Bedard, Kay Ballard.

Commission Members Absent: Nancy Norris.

Also Present: Alex Weinhagen (Director of Planning and Zoning), David Lyman, Barbara Lyman, Wayne Bissonette, Deb Perry.

The meeting began at approximately 7:45 p.m.

Both Carrie and Johanna noted that they will not be able to make the August 9 and 23 meetings.

Village Growth Project – West Side, Ballard’s Corner, East Side Areas

Alex explained the preliminary findings about the extent of wetlands in the West Side area. He said the consultant (Dori Barton) is still finalizing her work, but that she had done some spot checking on the Bissonette property to assess the Town’s 1995 wetland delineation. At this point, she feels some of the wetland areas identified in 1995 are in fact upland, particularly the area just south of Ballard’s Corner and the western most portion of the field next to the forest/field edge. Alex said this preliminary information appears to indicate that the wetland constraints are not as ubiquitous as the 1995 delineation indicated.

David Lyman reiterated his long standing request to change the zoning of his parcel from Agricultural to Village.

Jean asked Commissioners for their recollection of the public feedback for this area. Alex read from the summaries of those previous meetings. Joe Iadanza mentioned the importance of connectivity and appropriate scale of development. Joe Donegan talked about the appropriate size and scale of any development here. Fred and George said that planning for some sort of break in the development between Ballard’s Corner and the existing village core was a good idea. Wayne asked the Commission to remember that the village area has been and continues to move north.

Jean said that she thinks the West Side Road, or at least some version of it, should happen as a part of further development in this area. Many other Commissioners agreed that a secondary road (similar in concept to a “frontage road”) is important to facilitate connectivity, minimize access on to Route 116, and allow for appropriate development. The Commission also discussed available wastewater treatment capacity for this area – both now and after the planned treatment facility upgrade. Joe Donegan expressed concern that re-zoning the entire West Side area at once could end up draining all the wastewater capacity, thereby making in-fill development difficult in the existing village core. George reiterated his suggestion from the previous meeting to do some wastewater capacity calculations for this and other village growth areas to see how much development is possible and how it could be equitably distributed via re-zoning. Alex suggested that the Commission instead focus on what the community wants and would find acceptable in the West Side area, and then check on the capacity issues. He doubted that a re-zoning plan that could allow the West Side to use the bulk of the planned wastewater capacity upgrade would be acceptable to the community purely on the basis of scale and development density. Johana said we should be figuring out what this area should look like in general terms based on what the community is interested in.

Alex said that the wetland areas on the Lyman property (north of Creekside) may be more significant given the wetland consultant’s general observations (the consultant was not allowed on the property since it had not yet been tilled). He said that even given that, he still thinks it may make sense to extend the village district north to within a reasonable buffer of Patrick Brook. He said extending this district in this way would not be huge change, especially since the Patrick Brook corridor provides a natural break here. Joe Iadanza and Carrie agreed that this change could be justified.

Wayne reiterated his outstanding request to expand commercial zoning south from Ballard’s Corner to include a small portion of his property (approx. 8 acres) at the 116, Shelburne Falls Road intersection.

Joe Donegan asked the Commission to consider and discuss the ultimate reasons why these village growth zoning changes are necessary. Various Commissioners responded, and reasons stated included: need for more housing, especially affordable housing; need for more commercial areas, both for local jobs and for local businesses and home occupations looking to expand; desire to see more mixed-use (commercial and residential together) zoning areas; growth is a reality in the greater Burlington area, and we ought to plan for it.

Minutes of the July 12, 2006 PC Meeting

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

Other Business:

Correction/Comments on June 28, 2006 Meeting Minutes

David Lyman distributed a document clarifying/correcting the June 28, 2006 meeting minutes with regard to his comments at that meeting. Since those meeting minutes had already been approved, Alex offered to add David’s clarifications and comments to the current meeting minutes. From David’s document, with reference to June 28 minutes, page 2, 5^th paragraph …

I did not say, use those words or infer the above. What I did say was that I wished the Planning Commission could record their meetings and listen to them later because the Commission contradicts itself from one meeting to the next. I also remarked that at the winter forums there was much discussion about retaining green spaces in the village area. Much of the June 14, 2006 meeting was spent on how to fill in Lyman Park recreational field, a common green under a 50 year lease, and surrounding area with a road going through from South Route 116 in front of the Lyman Park residences and exiting into Kelley’s Field. I questioned if there was room enough in front of the residences as that is where those people park their cars. The answer I got was, they could park somewhere else. I had asked if the members had actually walked the area? No was the answer. I then spoke about the Commission’s discussion of closing off the canal to make more fill in space and additional green space, when Lyman Park already has such available, and the discussion was to fill it in.

Community Viz Project

Alex explained that we have an opportunity to partner with the regional planning commission (CCRPC) and the Orton Foundation to make use of Orton’s Community Viz software, which can provide 3-D visualizations for land use discussions. Alex said it could really help us develop visual representations of possible re-zoning options for the village growth project. Jean agreed that the Community Viz software is very impressive. The rest of the Commission agreed that visualization tools are exactly what we are in need of for the village growth project. Alex explained that the Town’s commitment would be in coordination and staff/volunteer time rather than funding.

Act 250 Applications

Alex said that the Planning/Zoning Office has Act 250 applications for both a CVU press box and the Green Street Subdivision/Development, which are available for review.

LaPlatte Headwaters Initiative on Bissonette Farm

Alex passed out informational material on the LaPlatte Headwaters Initiative, which is a joint project between the Hinesburg Land Trust, VT Land Trust, and the Trust for Public Land to purchase and conserve a large portion of the land owned by Wayne and Barbara Bissonette along Gilman and Hines Road. The project area is approximately 627 acres, and will include the conservation of working farm land, wetlands restoration, and limited development.

Townwide Recreation Needs Assessment

Jean felt there is a need to address recreation opportunities at a townwide level – both to better plan for village growth area parks and green space, and to address other population centers and opportunities. She thought that a committee could be formed to look into this, and asked what other Commissioners thought. Joe Donegan said he had some interest in this topic, but couldn’t dedicate time right now. He also felt that there are currently a lot of Town committees for various topics, and wondered how many could really be supported. Carrie and George felt this was not a high priority at the moment. Jean agreed but still felt it warranted someone’s attention, perhaps as other initiatives are wrapped up. The Recreation Commission was mentioned as the most logical existing group to tackle this; however, Alex said that they are very busy simply keeping the month to month, season to season recreation offerings going. He said he asked the Recreation Coordinator to get Recreation Commission feedback on planning for green space and recreation in the village growth area, but that they haven’t had the time to really dive into this. Alex felt a couple people could take this on as an assignment and probably move it along. George felt the Planning Commission could address this at a later date – likely in just 1-2 meetings.

The meeting adjourned at approximately 10 p.m.

Respectfully Submitted:

Alex Weinhagen

Director of Planning & Zoning