TOWN OF MANCHESTER, VERMONT
DESIGN ADVISORY COMMITTEE (DAC) MINUTES
Committee Attendees: Ramsay Gourd, Joelle Greenland, Alan Benoit. Absent: John Watanabe.
Staff Attendees: Janet Hurley (Planning & Zoning Director).
Public Attendees: Bill Drunsic, Chip Edson, Ron Levene.
Greenland called the meeting to order at 5:03 p.m. with committee members Greenland and Gourd present via Zoom.
Gourd motioned to approve the minutes of April 6, 2020. Greenland seconded the motion. The motion carried 2-0-0. Hurley will endorse the minutes on behalf of the committee.
Signage for the Bridal Suite of Manchester. 4716 Main Street.
Drunsic volunteered to allow Edson to be considered first. Hurley shared the proposed Bridal Suite of Manchester signage. Gourd indicated he thought the wall mounted sign is effective, but recommended removal of the logo figure from the freestanding sign panels, because it would be difficult to discern from a car traveling on the road. The business name lettering could be increased in size to fill the space. Edson said that one of the front windows will have the same logo displayed. Greenland agreed that the figure is too small to be effective.
Gourd motioned to recommend approval of the signs as presented, but with the recommendation to remove the logo from the freestanding signage. Greenland seconded the motion. The motion carried 2-0-0. Hurley will issue a permit accordingly.
REE&C Capital Management Services, Inc., 5575 & 5615 Main Street, Preliminary review of proposed Planned Residential Development.
Note: a site visit was held on site at 4:00 p.m. Hurley shared plans on screen. Drunsic described the layout shown. He is asking the DRB for flexibility on building each style of building, but then sales dictate which style gets built from there. Final buildout may not mirror exactly what is shown here. There are 22 units shown, if more single family style units are sold, there would be fewer than 22 units. The site is 4 acres with about one acre of steep slope at the rear of the site. Discussion about tree removal and retention on site. Drunsic will present a landscaping plan that would include new trees. There will be no overhead utilities, and Drunsic will avoid locating them under the road.
Gourd asked if the project required an Act 250 permit. Drunsic confirmed that it would. Gourd wondered whether the state historic preservation review has begun for the existing structure. Drunsic confirmed that it had not due to COVID-19 restrictions. He wants to move through the town process first, feeling that working with his community for approval first is the more important step. Greenland asked for background on why Drunsic choose to pursue this project now on this site. Drunsic reflected that he has been involved in the community for quite some time, and he is in the position to see if the new zoning changes can meet community housing needs. Drunsic searched all last year for property in the MU1 and MU2 zones. This one provides reasonable walking and biking distance to downtown amenities.
Drunsic explained that he would like to limit ownership to primary residential use. This would limit sales to some degree, but buyers might not want to see that as a forever codicil to owing property. Short term rentals would not be allowed. That may allow hinder sales to some degree.
Hurley explained that the DAC will be reviewing site and architectural design. She shared elevation and floor plans for one of the duplex options. Drunsic explained that the front porch will be larger than displayed. Materials include wood siding, trim will be Lifespan, maybe along the ground there may be a vinyl component, standing seem roof and architectural asphalt shingles, some vertical siding to break up the horizontal clapboard siding.
Gourd asked whether Drunsic was considering prefab. Drunsic said he would rather use local contractors to build. Greenland asked about colors. Drunsic said it would not be all white, but some variation of colors to be presented later. Hurley noted that this is a preliminary review. Drunsic indicated that the buildings would have full basements under the living areas and slabs under the garage areas.
Hurley next displayed the single family house plans. Drunsic noted it would be one level with two bedrooms. The duplex option previously displayed would have three bedrooms on the second floor. There is another duplex option with a master bedroom on the first floor. Hurley noted that she did not receive the plans for that option yet and asked that they be submitted. Gourd offered that the single family option is reminiscent of 1950s style ranch, which is not in keeping with the historic character of the area. Gourd suggested less of a square shape and more roof pitch. Drunsic indicated the design is a compromise between affordability and market demand.
There was discussion about how the existing contributing historic structure could be reused. Gourd indicated he believes the historic building is important to the fabric of the community. He would like to hear what the Division of Historic Preservation has to say about the building. A timestamp showing the patters and style of the development of the community. Gourd said he loves the concept of the site plan with the open green in the middle. It offers a sense of community. Gourd would like to see a streetscape rendering as it would be seen from Main Street.
Drunsic indicated that he has done as much as anyone in this town to renovate important historic structures, and he does not see that this building warrants the effort. He would likely abandon the project if he had to preserve this structure. Greenland agreed that the street facing structure speaks to the historic pattern of the community. Drunsic disagrees and feels that this building would not fit with the rest of the project. Hurley noted that Drunsic needs to make his argument to the DRB referencing the specific language from the ordinance that addresses the demolition of contributing historic structures. Hurley agreed that a Main Street streetscape elevation should be shown. She added that it would be great to have town sewer available before the on-site system would have to go in. There was further discussion about how the contributing structure might be utilized. Hurley suggested there are other ways to honor the building. Drunsic noted that with no viable foundation under it, this one is not movable.
Hurley noted that she needs elevations for the community building. Drunsic said it would have a barn look to it. Hurley agreed that would look good with the woodchip hopper. Grennland asked about road surface. Drunsic confirmed it would be asphalt and indicated he would need a state stormwater permit. There was discussion about the soils on the site. Greenland asked why the community center, maybe two units could be located there and the historic structure could serve as the community building. Drunsic indicated that the shared heating system removes having heating system in the individual houses. It is a little bit of an experiment. Hurley noted that Shires housing initiated this concept in Bennington. Gourd asked how much is community center and how much is heating plant. Drunsic surmised that the heating system comprises maybe 15’ X 30’ of the building while the community center is 50’ X 30’.
Discussion about the parameters of workforce housing. Hurley explained that the proposed density is significantly less than that allowed. Gourd asked if this was a subdivision proposal. Drunsic confirmed that it is, and that idea is to provide private lots with more private space rather than having it all be common land. Greenland asked what the target workforce market is. Drunsic indicated that he is trying to fill the void for the $300,000 to $400,000 home range.
Gourd noted that the DAC does not need to take any decisive action now on this application. Participants summarized feedback: single family option a little too ranch-like due to square shape, look to the historic architecture of the area for inspiration, and provide a streetscape elevation. There was discussion about the demolition of the historic house and barn from the 5615 Main Street parcel. Hurley will share some of the documentation of the demolition to share with committee members. Drunsic would also like access to that documentation. Hurley will share the file with him. Hurley explained that next week the DRB will need to make a determination that the project should move forward. Levene offered that he admires the project and thinks Drunsic is doing the right thing. Gourd agreed with Levene.
Spruce Street Manchester, LLC, 38 Spruce Street & 106 Center Hill Road, Permit amendment to add windows to the east side of the barn.
Levene explained that he would like to add windows to the back side of the barn. Gourd said that he thinks the proposed windows look great, they are at the appropriate scale and style for an agricultural building. Levene indicated that Matt Jakubowski has inspected for fire safety codes.
Gourd motioned to recommend approval as presented. Greenland seconded the motion. The motion carried 2-0-0. Greenland commended Levene for adding more light. Users of coworking spaces want windows. Levene will add some transoms to allow borrowed light throughout the space. Gourd commended Levene of the project as a great use of the barn space. Greenland agreed.
Gourd motioned to adjourn the meeting. Greenland seconded the motion. The motion carried at 6:18 2-0-0. The next meeting of the committee is scheduled for May 27, 2020.
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For the Design Advisory Committee Date