TOWN OF HINESBURG

PLANNING COMMISSION MINUTES

September 13, 2006

Approved September 27, 2006

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

Commission Members Absent: Johanna White.

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

The meeting began at approximately 7:40 p.m.

I. Village Growth Project - West Side Area, Ballards Corner and East Side Area

Jean began by asking the board if they were in agreement on extending the village district north to Patrick Brook. Carrie said she liked the idea of extending the village zone as opposed to creating a new zone for this area. North of Patrick Brook the Commission was interested in creating a new mixed use zoning district. George said he thought it would be nice to see some commercial development in this area and he was not sure that the village district would allow for this. Carrie noted that these establishments can be treated as Conditional Uses. The board briefly discussed the size of commercial buildings in this area and what might be needed for a viable operation. Alex noted that this area does not have good soils for supporting large buildings.

Fred said that he thought the west side of the Commerce street intersection should be reserved for larger stores that are less compatible for mixed use areas. He thought a separate zone would be needed for this purpose and that the zone could also provide for agricultural use in this area as well. Nancy agreed that buildings that are low and large would fit well here since it would reflect the development across the street (Mobil and Firehouse Plaza). Jean asked if 2nd story housing should be allowed above the commercial buildings. George thought it should be allowed but not mandated. Developers need to be able to build what the soils will allow for. He suggested that the PC could do what other towns have done and use the purpose description for the mixed use district to define where different uses are expected to go. This will offer additional guidance to the DRB regarding the vision behind different zoning districts.

Jean asked the PC what people in the forums had wanted to see north of Patrick Brook. PC members heard that the townspeople wanted to see the village district extended, larger commercial offerings and small scale guided mixed use developments. Fred noted that they did not want to see the box-store type design for large retail stores. He suggested that they could control this issue by using design standards.

The PC then began to discuss whether zoning regulations should allow room for a larger grocery store in town. George felt the PC should provide this as an option within the new zoning district and the extended village district. Alex noted that if the board zones for a larger grocery store, Hinesburg may see another store move into the space before Lantmans is ready to move. Wayne noted that the PC can't concentrate on zoning for an individual. Alex agreed, but added that the PC can zone for an individual use. Alex suggested that someone could speak with Brian to see what he feels the community will need in the future to fulfill their grocery needs. Fred said he did not think Hinesburg needs two grocery stores but that he felt the PC should always have a plan to maintain space for a grocery store in town. Joe I. thought that Lantmans offered many benefits to Hinesburg based on its location in the center of town. He noted that being able to walk to the grocery store from within town is a large benefit. The PC members agreed with this point but several members also noted that walking with a large load of groceries is not feasible. Alex suggested that the PC could also wait to zone for a supermarket until the residential base at Ballards Corner is able to support this. Jean said that there was strong support for Lantmans at the town-wide forums.

Fred said that whether the soils will be able to support a large store of this sort will also play a role. Wayne added that the footprint of these kinds of stores may need to be larger as opposed to higher in order for the proper support to be available. Joe D. suggested that the PC should leave the village district line where it is, create a separate zoning district at Ballard's Corner and wait to extend the village district until the town needs a larger grocery store. George noted that the expansion of the village district would also serve to allow for additional residential space, as well as possibly a drug store, bank, grocery store, etc.

Jean asked how much usable acreage is available up to Patrick Brook. Alex estimated approximately 10 - 15 acres. Joe D. said that a 40,000 sq. ft store would use up 2 acres for the store and parking. Alex checked the existing regulations and noted that retail shops and stores are already allowed up to 20,000 sq. ft. Fred suggested that this regulation be changed to provide an exception for grocery stores needing larger square footage. A Conditional Use permit could be utilized for grocery stores that require more space. Alex added that extending the village district would allow space for a grocery store without allowing it to move into Ballard's Corners prior to any other development. Joe D. said he was hesitant to create an opportunity that may detrimentally affect Lantmans.

Carrie said she liked the idea of encouraging in-fill on the east side frontage area on 116. She noted this could also be a good location for a grocery store. Joe I. asked if having a grocery store in this location wouldn't just move the traffic problem farther north of town.

The PC agreed to expand the village district north to Patrick Brook with more robust design standards. Joe D. asked what the western boundary would be of this district. Fred suggested along the path of the proposed West Road. George suggested that room for development should be allowed on both sides of the road. Alex said they could also use the natural features in the area such as the flood hazard zone. Since the PC does not have a current wetland delineation of the area they could not take the wetlands area into account when selecting this western boundary. Joe D. said that increased development near Patrick Brook will require stringent measures to keep the brook clean. He suggested that no chemical fertilizers should be allowed in this area.

Jean asked if the PC should also be thinking about supporting the creation of a storm water utility in Hinesburg. George noted that a certain amount of activity would be required in order to afford the maintenance of a utility. He added that the state requires twice-annual reporting on storm water maintenance plans. Jean said she thought a storm water utility may be more practical for the town. Alex noted that it is not the commissions' job to figure out how a storm water utility would work, but rather to decide whether to suggest its creation to the Select board.

Wayne asked why it is a problem to zone an area that has wetlands since no development can take place there anyways. Joe I. said that a zoning district is just an overlay. Alex said that since they don't know where the wetlands are in this area it would probably make more sense to follow the flood hazard zone for the western boundary. Nancy asked if property lines are typically followed in zoning districts. Alex said that they usually are. Nancy suggested that they could create a line that follows the direction of the western boundary of Creekside and heads north. Fred said that allowing development on one side of the West Side Road would provide for more developable space to the east and better views to the west. He added that the West Side Road should have stops and curves that provide interest and traffic calming. The PC decided to maintain a ROW to allow for the opportunity for a West Side Road if possible.

Joe D. asked if they should provide for affordable housing in this area as well. Wayne asked if this was practical. Joe D. said he thought it was, if a diversity of housing types is allowed. Jean suggested that the PC should get input from the affordable housing committee. Kay asked if it is reasonable to ask a developer to create affordable housing and also require them to create a substantial amount of infrastructure for the project as well. Jean said it would not work to require a developer to build a development in which all the homes are considered affordable. George suggested that more attention should be given to the density bonus allowed in PRD/PUD's when affordable housing is provided. Alex said that many towns require clustering of PRDs and PUDs in certain districts. He noted that this is easier to do in new districts than in existing districts. He added that the affordable housing committee is having speakers in during their upcoming meetings to educate them on how affordable housing can happen. Jean asked Alex to notify the PC of upcoming speakers. George suggested that the PC could examine the ordinances of towns that utilize affordable housing well.

Jean asked if the Commission should ask Rolf Kielman to come to a PC meeting to get some idea as to the design standards that he has suggested to the Village Steering Committee. Alex said he could distribute his design standards proposal. Joe D. suggested that renewable energy should also be discussed.

Minutes of the July 26th and August 23rd Planning Commission Meetings

George MOVED to approve the minutes as amended. Joe D. SECONDED the motion. The motion PASSED 8 - 0.

Administrative Business

Alex noted that George Dameron of the Village Steering Committee has requested a meeting with the PC on October 11th.

Jean asked Joe I. to review the I5 district language in regards to its possible expansion on the east side of 116.

Fred will review language and ideas on affordable housing.

Joe D. will collect information regarding an agricultural component in the area north of Patrick Brook.

The PC decided to wait until after the September 27th meeting to decide whether they need to add additional meetings to the schedule.

Municipal Planning Grant

Alex said that they decided to apply for funds to support the Open Space Planning effort that the Hinesburg Conservation Commission has been working on.

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

Respectfully Submitted:

Heather Stafford

Recording Secretary