TOWN OF HINESBURG

DEVELOPMENT REVIEW BOARD MINUTES

 

March 17, 2009

Approved April 21, 2009

 

DRB Members Present:  Ted Bloomhardt, Lisa Godfrey, George Munson, Zoë Wainer, Greg Waples.

 

DRB Members Absent:  Amy Escott, Richard Jordan, Tom McGlenn, Dennis Place.

 

Also Present:  Alex Weinhagen (Director of Zoning and Planning), Peter Erb (Zoning Administrator), Karen Cornish (Recording Secretary), Dan Baldwin, Matt Baldwin, Milo Willmott, Dennis Willmott, Andrea Morgante, John Kiedaisch.

 

The meeting began at approximately 7:30 p.m.

 

Sketch Plan Review – Multiple minor subdivisions: two 3-lot and one 2-lot – Baldwin and Drinkwater Roads – Applicant: Peter Baldwin (Tax Map #11-01-05.000)

DRB members: Ted Bloomhardt, Lisa Godfrey, George Munson, Zoë Wainer, Greg Waples.

Continued Hearing(s): March 3, 2009

 

A site visit took place before the DRB hearing, with the following in attendance:  Matt, Dan and Mary Baldwin, Lenore Bud; Zoë Wainer (DRB) and Alex Weinhagen (staff).

 

Zoë gave the following details of the site visit:

- Parcel B (north of Catchapaw Rd.) – the group visited the house site and proposed mound septic location for Lot 3 (2.5 acres).  Walked to Lot 2 (4 acres), visited proposed conventional septic location and house site at the top of the hill.  From that location, the group looked at the view to Parcel C, the other parcel proposed with new housing.

- Viewed the driveway cut located at an existing farm road off Baldwin Road.  It was discussed that Mike Anthony recommended moving the cut to the other existing farm road to the north.  Matt said this could be done with an easement across the larger lot to the north without moving the proposed lot lines.  The line of site (from road cut to up/down Baldwin Road) was assessed.

- Walked back down across the Lot 2 field towards Lot 3.  Matt pointed out a steep area that is difficult for tractors to navigate.

- The group did not view Parcel A but discussed the proposal to include the schoolhouse on a 2-acre lot, with the remainder of the parcel to remain farmland.

- Parcel C (south of Drinkwater Rd.) – the group visited the house site on Lot 2 (28 acres), sited in a dip to make Lot 1 and 2 houses less visible to each other.

- The group walked the driveway that follows an existing fence.  They discussed modifying the shape of Lot 1 (6 acres), bringing the edge down on an angle to follow the driveway and ensure that the whole field remained in that lot.

- The group visited the house site on Lot 1, also sited in a dip, and viewed the proposed mound septic location.  They noted the field there was wet.

- The group walked back down the proposed shared driveway and viewed the road cut area, currently sited in an area with sumac and brush to be removed.  The line of site was assessed to the north and to the bridge to the south.

- George Munson said he also visited the site, walking up Catchapaw Road.  He said that road is a 16-foot wide gravel road that was passable when he viewed it.  Alex said Catchapaw Road is a Class III Road* as shown on the town maps. 

- Alex noted a spring on Parcel C, Lot 1, towards the middle of the field on the western side.  Matt agreed it was difficult to hay there.  Ted asked how that spring related to the Lot 1 house site; Alex said the spring was located to the northeast of the house site.

 

Matt Baldwin discussed the project.  He described how the proposal had changed from the March 3rd meeting: Parcel B would now be a 3-lot subdivision, with 2 new house sites and 1 large remaining lot to include the existing house to the north.  Greg asked about the road cut to Parcel B, Lot 2 and whether it could be eliminated in favor of using Catchapaw Road.  Matt explained that a driveway cut off Catchapaw to Lot 2 would bisect the front field, a large open space between Lots 2 & 3.  He added that the cut will be sited at an existing farm road that has been viewed and approved in theory by Mike Anthony.

 

Referring to the 2.5 acre lot on the same parcel, Greg said he did not think there was much precedent for small lots south of Burritt Road; he suggested combining Lots 2 & 3 into one lot.  Matt said creating two lots would allow the family to maintain the larger parcel for farm viability.  He said the site is very steep and is only marginally useful as farmland.  He noted other small lots in the area and the 2-acre zoning regulation in general.  The group then addressed comments found in the staff report:

 

- Parcel C, Lot 3 (77 acres) - The group discussed whether a building envelope should be drawn around the existing house.  Matt asked if areas on that parcel were mapped prime agricultural lands or considered to be of statewide significance.  Alex described how the parcel was officially designated, but said the town did not discriminate between those designations (it just considered land to either have significant natural resources or not).  Ted described Lot 3 to simply be retained farmland with a residence, similar to what was originally proposed for Parcel B, Lot 1.  Alex said he had not thought an envelope was necessary on Parcel B because it had no prime ag soil; he thought Parcel C was different because of it was open with good ag soils.

 

- Parcel C road access - Matt said he would talk to the Select Board about drainage work done on the east side, crowning on the road and whether a ditch was needed.  The group discussed site lines, noting the shared driveway will work with the grade and drivers exiting on to Baldwin will have a flat surface from which to view Baldwin Road traffic before they pull out.

 

- Long-term development plans - Matt said they have no plans to develop any of their farmland soon.  Ted cautioned to consider future access points to future developable areas.  The group discussed the potential for further development on Parcel C.  Matt said drainage and power lines run through that lot currently, and for now all the fields would be kept open and in current use.

 

Ted MOVED to close the public hearing and to direct staff to draft conditions of approval.  George SECONDED the motion.  The motion passed 5-0.

Voting DRB members: Ted Bloomhardt, Lisa Godfrey, George Munson, Zoë Wainer, Greg Waples.

 

* It was confirmed after the DRB meeting that Catchapaw Road is a Class III road for the first 2/10ths of a mile, then a Class IV road for the remaining ½ mile.

 

Lisa recused herself from the board at 8:10pm.

 

Final Plat Review – 3-lot, 2-unit subdivision – Gilman Road – Applicant: Hinesburg Land Trust (Tax Map #09-02-38.600)

DRB members: Ted Bloomhardt, George Munson, Zoë Wainer, Greg Waples.

 

John Kiedaisch described how the application for the proposed 3-lot, 2-unit subdivision had changed since the preliminary hearing.  He said Lot 1A would include more acreage, a pasture area that had originally been included in land to be deeded to the town.  That town parcel would now be more irregular in shape, with a parking area near Gilman Road and walking/ski trail along its perimeter to the town forest.  A straight easement over that pasture area on Lot 1A (from Gilman Road to the town forest) would be given to the town for vehicular traffic only.   John also discussed the shared drive off Gilman Road, currently serving 2 houses.  He described two 18-foot wide turnaround areas for emergency vehicles.

 

The group discussed the 2-acre Lot 1A building envelope; John said it now came with restrictions imposed by HLT and VLT that it must include ALL buildings, residential and accessory structures.  John said the HLT would accept a smaller residential building envelope within the 2-acre designation.  He added that they have additional restrictions on house size.

 

John discussed ROW legal documents and septic designs submitted in the application.  The town access across the Lot 1A field was discussed again.  Andrea Morgante said the vehicular ROW would be fenced and gated, separate from the walking trail that would be directed through the irregular-shaped town land.  John said a waiver has been granted for the irregular lot.   Zoë asked how far the existing trail would be from the edge of the building envelope.  Peter measured the map and responded about 125 feet from the trail if it were sited at the northern edge of the envelope.  John said the forest access point could also be moved.

 

Zoë MOVED to close the public hearing and to take the matter up in deliberative session.  Ted SECONDED the motion.  The motion PASSED 4-0.

Voting DRB members: Ted Bloomhardt, George Munson, Zoë Wainer, Greg Waples.

 

Lisa rejoined the board at this time (8:30pm)

 

Sketch Plat Review – 2-lot minor subdivision – Hayden Hill Road West – Applicant: Milo Willmott – Landowner: Dennis Willmott (Tax Map #10-01-02.200)

DRB members: Ted Bloomhardt, Lisa Godfrey, George Munson, Zoë Wainer, Greg Waples.

 

Milo Willmott said they are proposing to split a 3.1 acre lot off from his parent’s 10+ acre parcel.  He discussed sharing a driveway and water system, and possibly a septic system.  He pointed out the proposed house site and town forest access across Hayden Hill Road, which continues as a Class IV road past the Willmott’s driveway.  Milo said the house site was chosen with regards to the neighbor’s house to the northeast, the existing house on the parcel, the forest trail access and the desire to leave the main parcel’s fields open.

 

Peter said although density should be considered for this district, this lot has unique characteristics to it that make it amenable to a small lot subdivision.  He said it does not impact the enjoyment of the town forest and that Hayden Hill Road West is in good condition relative to Texas Hill Road.  Dan Simkins, the abutting neighbor to the northeast, said there is a forested steep ledge area between his house and proposed house.

 

Milo described the steep contours in the area and said blasting may be required to site the house.  The shared shallow well was discussed.  Dennis Willmott said the parcel has a very good spring that serves the parcel; he said they will put in a large holding tank for each house to tap off, putting less stress on the aquifer.  Shared septic systems and whether a back-up location for a shared system would be required was discussed.  Dennis said they will investigate septic systems and locations with a site technician.  

 

Sec 2.5.6 regarding a contiguous area requirement was discussed, in terms of the potential for future development to use the same access road to the larger parcel.  The group discussed the possibility of a curb cut from Hayden Hill Road to access the back of his property in the future.  Dennis said he would investigate this.

 

Ted MOVED to close the public hearing and to direct staff to draft conditions of approval.  Greg SECONDED the motion.  The motion PASSED 5-0.

 

Greg MOVED to go into deliberative session.  Zoë SECONDED the motion.  The motion PASSED 5-0.

 

Other Business

These items were discussed in deliberative session, with NO action taken:

 

-         Hart Camp Conversion

-         Baldwin Subdivision

-         Hinesburg Land Trust Subdivision

 

Next DRB Meeting:  Please check the Town Planning and Zoning office or the Town website.

 

The meeting ended at approx. 10:00 pm. 

Respectfully Submitted:

 

Karen Cornish

Recording Secretary