Town of Hinesburg
Planning Commission
Meeting Minutes
May 12, 2010
- Approved May 26, 2010 -
Members Present: Joe Iadanza, Carrie Fenn, Bob Linck, Jean Isham, Will Patten, Tim Clancy
Members Absent: Ray Mainer, Tom Ayer, Johanna White
Also Present: Alex Weinhagen (Director of Planning/Zoning), Mary Seemann (Recording Secretary), Russell Spies, Dorothy Pellett, David Fenn, Jim Collins, Xavier Donnelly, Bill Schubart, Janice Osgood, David & Barbara Lyman, Wayne Bissonette, Chris Nielsen, Mike Bissonette
Jean opened the meeting at 7:40 p.m.
Saputo/Interim Zoning: Bill Schubart and Will Patten gave a narrative on the progress that has been made with the property. Bill stated that the interest for purchasing the facility “as is” is stagnant. There has been some interest expressed by people who would like to acquire the property at a low price and use only a portion of the buildings but don’t necessarily have a plan for the entire 15 acres. Bill said that the 6 member committee feels, as well as many residents, this is 15 acres in the heart of a Vermont Village and therefore whatever happens to that space is critically important to the Town. He said the plan that was being shown tonight was the same final plan that was shown to the Selectboard on Monday night. Bill pointed out that there are really only two buildings on the property that are salvageable.
Will P said the Selectboard’s charge to the committee was to bring back 80 jobs, restore the tax base, and if possible maintain a link to the working landscape. After a year of working on this project the conclusion is: a) no one is every going to take over the entire property and develop it in a way that would be in the best interest of the Town; b) there would be people who would come in and pay a half million dollars and up for a portion of the land. Will said when those prospective buyers were asked about the remaining land they said they would figure that out later. He stated that was a red flag to them and that is when the committee realized if they wanted to do a Master Plan for the site they would have to look at the Zoning Regulations to actually create the vision. Will passed out copies of a combination of zoning and commercial proposals showing the property broken up into three different zones thus getting the use the committee feels is in the best interest of the property. It also put forward a commercial proposal the committee thinks will make the deal happen.
Will introduced Rolf Kielman (architect) and his intern Xavier Donnelly who gave a 3-D presentation of the property, translating what the committee had given him into visuals. Will said the committee has a written proposal on what they think should happen to the land, they have a graphic proposal, and the zoning amendments to the interim zoning that was discussed at the Selectboard meeting Monday night. Will said the last element to this is the zoning proposals and what the committee is recommending is to immediately have the Selectboard adopt amendments to the interim zoning that reflect the committees intentions. He said that if this is approved by/endorsed by the Selectboard and Planning Commission the Steering Committee will proceed to go out to all the interested people, the developers, and the financial people they have talked to and say if they are interested in the Saputo property here is the direction we are headed and ask them if they want to get involved.
Bill said that some of the committee members were concerned with the absence of clarity for how the Town feels about this property. Right now it could be sold as is. The Town needs to make clear up front how they see the property that will preempt a bad sale or a sale and years of litigations because of disagreement on how that property could be used commercially but not in the Town’s best interest.
Jean I clarified that the interim zoning revision only applies to the Saputo site.
Alex Weinhagen gave a narrative on the interim zoning revision stating what was new and talking about each change.
Jean I opened the discussion up for any questions.
Carrie F asked if there was any mention about property from Creekside as a “green space”. Will P said that land would be one of many green spaces.
David Lyman asked how the new flood plain regulations fit into this property and if there was a plan for affordable housing in the plan. He stated that FEMA does not require the “no-fill” regulations so where did it come from within Hinesburg and why. David stated that the discussion on this was not over, that there were a lot of people upset with it.
Jim Collins asked if the new proposed regulations remove the playing fields out of the Flood hazard area. Jim said by doing so drives the cost of affordable housing up.
Wayne Bissonette stated that this does drop the value of property for the owner.
Jean I asked Alex W how he wanted the committee to handle this interim zoning and Alex went through the steps of the process needed. Alex reminded the committee that the interim zoning will end in 2011 and there is an option to extend it for one year. Alex stated he felt they could have permanent zoning by the end of the year.
Jean I said since the committee had just received copies of the interim zoning revisions if they could defer it to the next meeting so all would have a chance to read it then discuss it would that give sufficient time on the interim zoning. Alex said he felt the Selectboard would give them all the time they need but the Steering Committee feels the sooner this gets put into place the better that way potential developers will have a clearer picture of what should happen.
The Board took a couple of minutes to review the interim zoning revisions which led to some discussions for clarifications and the consensus from the Board was they supported the interim zoning.
Russell Spies asked if the Town has thought of hydro for the land.
Jean I thanked Bill and Will for all the time and effort they and their committee have put into this project.
Permanent Zoning Options: Jean I asked Alex W what steps were needed to start this process. Alex pointed out they had a lot of “balls in the air” and said he would like to see them put a couple down. He said the flood hazard is now in the Selectboard’s hands, the Town Plan Revision and the Village Growth Rezoning is still in the air and both are going to a public hearing at the next meeting. Jean pointed out that those are close to a conclusion. Alex said he thought it was important to keep focused on those two items for as long as it takes into June, then to get it kicked to the Selectboard. Alex stated that there is still a very large item that has been in limbo since November/December of last year which is the Rural Area Rezoning. He said he is hoping this summer the Planning Commission could start making some decisions on that and try to move it forward. He said if the Planning Commission could not undertake two big projects at the same time (Saputo and Rural Rezoning) then the Commission should figure out which one is the most critical and go with that.
Will P said from his Steering Committees perspective the interim zoning is plenty, if they know the Selectboard and Planning Commission support the interim zoning. Jean I said she felt any developer interested in the Saputo property would want to see permanent zoning in place before they get too far into the project.
Bob L asked what the practical differences are between zoning and interim zoning in terms of how things can be changed. Alex explained the differences.
Joe I said this is as big a project as the Village Growth Rezoning, there should be ample public hearing time. He suggested doing “real zoning” sooner rather than later, well before the January 2011 dates. Due to the dates and because of the urgency for the Village Area versus the Rural Areas, which need attention but has been put off for quite a while, they could be put off for a couple more months while they work on the Permanent Zoning.
Jean I said she agreed with Joe and added when they start on the Rural Zoning she would like to see the Planning Commission concentrate on just that. Jean said she would like to see the Commission get the Town Plan Revisions and Village Growth Rezoning Revisions through and off the Selectboard then start with the Permanent Zoning.
Jim Collins asked Alex for an explanation on the urgency to release the Town Plan because he said the draft he read is full of information that is ancient. Jim asked how soon before the Commission gets the census information so they can put out accurate information. Jim asked what would come crashing down if they didn’t do a Town Plan within the next one to two years. Alex explained that the Town could lose its eligibility to apply for certain State Planning Grants.
Bob L said he would not like to put off the Rural Area Zoning for very long. Jean said she didn’t see how they could efficiently work both the Permanent Zoning and Rural Zoning in at the same time saying that jumping back and forth between these would not be a good use of their time.
Village Growth Area Rezoning: Jean I asked Alex what the most important part was to look at. Alex said there was a three page report that summarizes what the changes are and put a copy on the overhead screen for the audience to look at along with the Commission members. He stated this was the first meeting where the Planning Commission has seen this language and the members should not feel under the gun tonight to change anything. What they were looking at tonight is what the public will be looking at for the public hearing so anything they want to change can be talked about at the next meeting.
Jean I said that the changes were substantial enough she felt the members needed time to review them and suggested they didn’t get into it tonight and bring any questions to the next meeting, the public hearing. After the discussion at the public hearing they can make any changes they deem necessary before submitting it to the Selectboard.
There was discussion between the members and audience regarding Master Plans and Rezoning.
Top 10 Implementation: Jean I had made a list of what she thought would be the most important implementations they should work on and asked if anyone wanted to add, delete or change anything on the list.
Will P said he felt the number one should be transportation; public transportation and traffic management. Will asked if the purpose for this list is to focus our zoning discussions.
Alex said the purpose for the Top 10 list was to lay out for everyone in the community what are the priority projects and recommendations.
Will P asked if they make the recommendations to the Selectboard and Alex said yes.
Jean I stated Alex will come up with a timeline and a responsible party for the Top 10 list so it all doesn’t fall on the Planning Commission.
Mike Bissonette said perhaps one of the top 10 should be development of a strategic plan for the recreation department. Jean I said that was a good suggestion.
Bob L said he would like to see affordable housing and energy in the top 10.
Joe I said he had three items that were not on the list: 1. traffic signaling and flow, 2. encouragement of vegetation buffers around streams, and 3. interconnected transportation network.
Carrie F said she agreed with Bob on the affordable housing and what she had chosen to focus on was facilitating public/private partnerships in the creations of affordable housing. She said she was also concerned about preserving the groundwater quality.
Tim C said his choices were traffic, recreational and storm water runoff. Alex said there is an active grant application pending with the State for storm water planning.
Jean I asked Alex if he would come up with a list using all the discussion and input from the members and audience. Alex said he would.
Minutes from April 28th: After some corrections Jean I said she would entertain a motion to accept the minutes as amended. Carrie F made the motion to accept and Bob L seconded. Tim C abstained. A vote was taken: – THE MOTION PASSED
Other Business
Alex presented that NRG, the Blittersdorf’s, would like to add an additional 36 new trackers in the meadow area behind Commerce Street and behind the residences on Mechanicsville Road. The area is part of their property and it is surrounded by wetlands. They put in 36 trackers last year and now they have a permit application in to put in another 36 next to those. Bob L said he would speak to Mr. Blittersdorf to see if he would honor the buffer zone.
Will P made a motion to adjourn the meeting and Joe I seconded. A vote was taken. - THE MOTION PASSED.
Jean I called the meeting closed at 10:12 p.m.
Next scheduled meeting is May 26th.
Respectively submitted,
Mary Seemann
(Recording Secretary)