TOWN OF HINESBURG

PLANNING COMMISION

 

November 14, 2007

Approved November 28, 2007

 

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

Commission Members Absent:  Jean Isham, Fred Haulenbeek.

 

NOTE: there is 1 vacancy on the Commission due to Joe Donegan’s resignation.

 

Also Present: Alex Weinhagen (Director of Planning and Zoning), David & Barb Lyman, Brett Grabowski.

 

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

 

Village Growth Area Rezoning Proposal:

Phasing

Alex reviewed the Planning Commission’s previous position regarding phasing of the rezoning proposal – i.e., recommend adopting most changes immediately with the exception of the new zoning districts (Village NE, Village NW, Residential 1, Residential 2), which should wait until the necessary wastewater capacity expansion is approved by the voters and permitted by the State.  The Commission agreed this is still their preferred method to phase in the proposed changes, even in light of the wastewater bond vote failure.  George said the bond vote failure may create an opportunity in that the Town may need to have more substantial discussions with potential developers who could help finance the necessary wastewater treatment infrastructure.  Alex explained how such coordination with potential investors and actual projects could help the Town pursue both Growth Center designation and create a tax increment finance district (TIF) to help provide another funding source for wastewater treatment and other village infrastructure.  Alex briefly explained how the TIF program works.

 

Brett Grabowski said that there is still some wastewater capacity remaining for commercial development, and that the proposed Route 116, Farmall Drive traffic light will help make commercial development on portions of the Lyman property possible.  He said he has been negotiating with a drug store that is very interested in locating on the Lyman property, and that he is willing to share his thoughts on this and a more comprehensive growth/development plan for the Lyman parcel if the Planning Commission would like.

 

Gas Station Separation

Alex discussed South Burlington’s zoning regulations that require new gas stations to be at least 1000 feet away from existing stations.  He suggested using 1500’ here in Hinesburg as a way to minimize traffic congestion caused by this high volume automobile-centered use throughout the village growth area.  Currently the village area has 3 gas stations that are nicely distributed – 1 to the north (Jiffy Mart Citgo), 1 in the middle (Short Stop Mobil), and 1 to south (Hart & Mead Shell).  A 1500’ separation distance would help retain this general distribution, and would allow Jiffy Mart to relocate within the Village NW district when that district comes on line.

 

Northern gateway & Route 116 Overlay District

Alex showed a draft map and explained the concept of creating a special overlay district for the northern gateway to the village along Route 116.  He said 1 option would be to prohibit certain uses within that overlay to help ensure high traffic and aesthetically inappropriate uses (e.g., gas stations, car washes, drive through fast food restaurants, auto sales/service, etc.) could not become the centerpiece of this gateway area.  Joe Iadanza said he would like to limit uses at major intersections.  Nancy disagreed, and said that many uses can work at a major intersection (including gas stations – ala Jiffy Mart on corner of Hinesburg Rd & Kennedy Dr in S. Burlington) as long as the access points are properly sited.  As an example of where this is problematic, Joe mentioned the Mobil station and particularly the western access drive from Commerce Street, which is too close to the Route 116, Commerce Street intersection.  Carrie liked the gateway overlay district concept.  Alex said one way to ensure this gateway area is attractive is to prohibit certain uses, while another way is to create more rigorous design standards than what are proposed for the overall village growth area.  He said that getting even more prescriptive on the design standards may require additional expertise, especially since this is currently a relatively undeveloped area without any sort of existing or historic architecture to serve as a guide.

 

New Projects on Which to Focus:

Joe Iadanza felt that the Commission should now focus its efforts on tackling the question of appropriate rural area development densities and area based zoning as a tool to further more flexible development options to help conserve natural resources.  Alex reminded the Commission about the various build out projections that have been done via 3 previous projects.  He wondered if the Commission should begin the discussion about rural area densities by talking about potential and projected build out.  Joe said that we don’t determine how many people will eventually live in Hinesburg, only the general patterns of future development.  George said that the Town should not mandate small lots, and that landowners should have flexibility when they design development proposals.  Joe said he’s not interested in reducing development potential for rural area landowners.  He would like owners of small to mid-size lots to retain some subdivision potential.  He would like large landowners to get the same development density they could get under the current zoning, but only if they are willing to cluster development appropriately and conserve important natural resources.  He said that if large landowners don’t want to utilize clustered development patterns, then their overall density allowance shouldn’t be as great.

 

George brought up the issue of private and public conserved lands.  He said we should engage the community to determine just how much conserved land people want and how much we’re willing to pay for.  Nancy said that we need to do a better job of specifying  what are the actual purposes for conserved land (e.g., hunting, fallow land, viewshed, agricultural, forestry, etc.) – so the community can make informed decisions and to help minimize user conflicts after the fact.  The Commission discussed getting these rural area issues in front of the public after the New Year.  Alex will work on developing a discussion schedule and public process.

 

Carrie MOVED to approve the October 24 minutes as amended.  George SECONDED the motion.  The motion PASSED 6-0.  The Commission decided to cancel the December 26 meeting due to holiday schedules and conflicts.  The next Planning Commission meeting is scheduled for November 28th, 2007.

 

The meeting adjourned at approximately 9:30 p.m.

 

Respectfully Submitted:

Alex Weinhagen