TOWN OF
PLANNING
COMMISSION
Approved
Commission Members Present: Tom Ayer, Tim
Clancy, Fred Haulenbeek, Jean Isham, Ashley Orgain, Will Patten, Johanna White.
Commission Members Absent:
Joe Iadanza, Carrie Fenn.
Also Present: Alex
Weinhagen (Director of Planning and Zoning), Karen Cornish (Recording
Secretary), Peter Erb (Zoning Administrator), George and Karla Munson, Wayne
Bissonnette, Alan Norris.
The Commission discussed the following issues and
suggestions raised at the
Adjusting maximum residential development density for projects that trigger the Inclusionary Zoning provision
There was a lengthy discussion about the effect on density when mandatory and incentive programs are combined – how formulas and multiple priorities (e.g. IZ and density caps) have the potential to conflict. These points were covered:
- The 10% inclusionary zoning requirement can make it impossible for a developer to realize their full bonus potential for other programs (i.e. if they participate in other incentive programs within the same project)
- The group discussed whether to remove the 100% base density cap when programs are combined and/or whether to raise densities. They agreed that public sentiment had generally been opposed to high densities in the village area.
- Alex displayed a mock build-out scenario of the Lyman parcel that had been used in initial conversations about the Village Growth area rezoning.
- Whether “infill” within the core village was feasible or likely.
- Single family versus multi-family homes
-
Hinesburg as a part of a larger community (
- The potential impact on resources if densities were increased; wastewater allocations
The group agreed that IZ (affordable housing) was a top priority and to
disassociate the formulas to at least not penalize IZ initiatives.
Residential 2 zoning district
– adjusting (or not) southern boundary line on Norris & Munson properties
Adding the district designation to more acreage on the
Norris property was discussed. Alan
Norris described how the parcel may be constrained if the access point for a
development road was directly across from
Prohibit cottage industries
and larger home occupations in the new Residential 1&2 Zoning Districts
The group discussed how these
types of businesses may affect current and future neighborhoods intended to be
predominately residential. Peter Erb
said a larger home occupation creates traffic and some employees; allowing one
in a residential area now may lead to conflict in the future (if the rest of
the parcel was built as residential).
The group agreed to disallow them in these districts (clarifying it did
not apply to smaller home occupations).
Revise village growth area design standards to restrict outdoor storage for non-residential uses.
The group discussed screening
requirements and enforcement challenges.
Fred said residential areas proposed to have higher density in the
future might also need similar requirements.
The group agreed to draft language to address these issues.
Revise village growth area
design standards to prohibit/restrict flat roof canopies that gas stations
typically use over gas pump areas
Peter suggested that many gas
stations use oversized canopies as a place to advertise. The group agreed to revise sign regulation
language to address gas station canopies-as-signage specifically (and not allow
it).
Other Business
Commission members voted 6-0 to approve the May 27, 2009 meeting
minutes as amended, with Ashley abstaining.
Fred passed out a list of further suggested topics for refining village zoning language, noting many good ideas he had received from a seminar he attended this week.
The next Planning Commission meeting is scheduled for June 24,
2009.
The meeting adjourned at approximately
Respectfully Submitted:
Karen Cornish, Recording Secretary