TOWN OF MANCHESTER, VERMONT
DESIGN ADVISORY COMMITTEE MINUTES
FEBRUARY 2, 2022
KILBURN MEETING ROOM
Committee Attendees: John Watanabe, Ramsay Gourd, Alan Benoit (via Zoom).
Staff Attendees: Planning & Zoning Director Janet Hurley.
Public Attendees: Joshua & Leigh Hodgin, Kirk Moore, Bill Drunsic, John O’Keefe, Greg Sukiennik.
Hurley began recording. Gourd called the meeting to order at 5:05 p.m.
Minutes of the January 5, 2022, Meeting.
Watanabe motioned to approve the minutes as drafted. Gourd seconded the motion. The motion carried 2-0-1, with Benoit abstaining, as he was not present for the meeting.
The Avocado Pit, 5036 Main Street, New signage. Application 2022-01-005, Tax Map 32-52-12.00.
J. and L. Hodgin described the proposed signage to be constructed of 25mm Komacel (a rigid sheet PVC) with vinyl applied graphics and a raised avocado pit. The “Taco Burrito Salads” window lettering might remain. The Hodgins will install shields on the existing sign lighting.
Watanabe motioned to recommend approval as presented. Benoit seconded the motion. The motion carried 3-0-0.
Northshire Community Field House, 340 Rec Park Road, Site and design plan review of 74,000 SF indoor recreation center with height waiver request. Application 2022-01-004, Tax Map ID 15-20-27.00.
Moore explained the siting of the structure while Hurley displayed the site plan on screen. Realignment of the access road will square off the turn and result in traffic calming. Only two existing parking spaces on the north side of the building will be removed. New parking will be added on the east side of the building and a new parking lot extension on the north end of the Applejack stadium parking is proposed. Moore explained that the locker rooms would be used for outdoor tournaments, as the facilities at the Park House and Applejack Stadium are inadequate. Moore described the floorplans and the multiple uses that will be accommodated by the facility, while Hurley displayed the building footprint plans (pickleball, volleyball, climbing wall, basketball and indoor track).
Watanabe asked what the flooring consists of. Moore explained that the first floor would have a rubberized sports flooring, and the track surface would be similar to what is on the outdoor track. He noted that there would be significant demand for use of the indoor track throughout the state, as it will be a unique facility. There are retractable curtains that drop down to separate events. The various sports activities will be visible from the observation deck on the second floor. Other multipurpose rooms on the second floor will function as community space. O’Keefe explained that the park house community room may be converted to serve arts functions rather than physical activities, which would be accommodated at the proposed fieldhouse. The facility will have a weight/fitness room, but it will be self-serve without staff. The facility may partner with local personal trainers from time to time.
Mechanical and storage rooms are located in the northwest corner of the building. Gourd asked about storage space for padded mats and other materials. Moore explained that there will be sufficient storage with 20 foot high walls in the rooms and a forklift on premises. He said the rock climbing pads will be a permanent flooring feature. O’Keefe said that winter storage of the pole vault pads would be accommodated and confirmed that adequate storage is provided in the building. Moore said the mechanicals will be rooftop behind parapets. Drunsic said the rooftop solar will offset energy needs, but heat will be a mix with propane as well as electric (heat pumps for small areas). Benoit remarked that did not add up for him. Moore indicated that propane tanks would be underground and propane is planned because fully renewable energy sourcing is prohibitively expensive.
Moore explained that the building will meet new commercial building energy standards with spray foam insulation on all exterior walls. Moore described and displayed the various exterior cladding products. Much of the exterior will be clad in a very durable cement board. Standing seam metal roofing is proposed for the pitched roofs, while membrane roofing would be installed on the flat portions. Moore explained that internal roof drains will collect stormwater runoff and route it to a catch basin.
Moore described the proposed exterior LED lighting and pledged to use 2700K color temperature where available and not to exceed 3000K. The freestanding pole lights will be 10 feet in height. Moore will provide specifications for the proposed recessed can lighting (LF3), the specifications for the other lighting types having already been submitted (LF4 was mislabeled as LF3). The fixtures are all shown on the SD102 site plan.
Moore described the rusticated masonry proposed for the base of the building. He said it is durable and looks like full masonry, consisting of a two inch thick block with clip system. Hurley displayed this proposed cladding on screen. Moore said it would be used for the pylon at the entrance as well. A custom color (Benjamin Moore red to match park house) will be used for “Spruce” wood series Nichiha cladding. He showed four different proposed exterior wall panel types (with different colors and textures) and described the palate as earth tones. Moore explained that windows in the climbing tower were positioned to allow dappled light into the space and to reveal climbers to the outside.
Moore said he has proposed three different storefront (window) colors: white, green, and brown. A lot of fenestration is proposed to maximize daylighting in the building. Gourd asked if the glass was all triple pane. Moore said that some would probably be triple pane, and that the windows would meet CBES. Canopy and doors are proposed to be forest green. Gourd asked about the athlete figures on the north wall. Moore said the panels will be light gray. Moore said he sent Hurley updated elevations today that updated all of the color choices. Benoit counted eleven different proposed colors. Gourd remarked the colors are more subtle than the renderings.
Watanabe asked about the pavers proposed for the front entryway. Moore and Drunsic indicated that the material was not yet decided, but would probably consist of stone pavers. Moore cautioned against stamped concrete as it is not durable and would need replacement and repair sooner than stone. There was a brief discussion about the human figures proposed for the north side of the building. It was suggested they could be steel and maybe could be fabricated by BBA student welders. Gourd asked if there was a donor wall proposed. Moore said it would be inside in the lobby.
There was a discussion about project timeframe. O’Keefe described the town meeting vote process, and bond vote process. Drunsic said he would like to see fall 2022 construction for a winter 2023 opening after a 16 to 18 month cycle. Moore pointed out that costs will increase if the project is delayed. He reported that he spoke with District 8 Coordinator Kim Lutchko about the Act 250 review who may consider the project as a minor application. Lutchko said she would like to see the town permit first, but Moore indicated that he would submit the Act 250 application soon, before a town permit is issued.
There was discussion about the facility and the activities it will accommodate. It will be flexible to accommodate a broad range of physical activities. O’Keefe pointed out that the 228 meter track (7 laps to the mile) will be unique in the state and region, other indoor tracks being significantly smaller. Most fieldhouses are big metal buildings. The climbing tower element is 56 foot tall (the climbing element being 45 feet high) and the high bay of the building is 40 feet from grade. The building will therefore need a height waiver.
Benoit said he feels there are way too many colors and the palate appears to be something that would fit in the Southwest. He argued it does not express a Vermont vernacular and it does not feel contemporary. Drunsic responded that the different colors outline the different activities accommodated within the building. Gourd said he thinks the variation is more subtle than depicted and he does not have as much of an issue with the colors because it breaks down the size of the building. He likened it to Main Street being polychromatic. Watanabe agreed.
Hurley asked Moore to describe how the building design relates to Manchester’s architectural character, history, and setting. Moore argued that there is nothing like this in Manchester. He said it is a fieldhouse, not a 5000 sq. ft. retail building, and it is twice the size of the Hampton Inn. Benoit asked how many colors are on the Sidney Opera House. Moore responded that it could be a monolithic one or two color building. Gourd questioned using the Sidney Opera House as a comparison because it sits as an object in space. Benoit argued that this building would be that. Benoit reiterated that his primary concern is the excessive number of colors. Moore said that the wall palate is only about 4 colors.
Watanabe asked about landscaping. Hurley showed the site plan on screen. Moore said that red and sugar maple tree plantings are proposed, with Miss Kim lilacs in the pedestrian areas, and low maintenance foundation plantings of viburnum and junipers. He explained that keeping the operating budget in check is important. Hurley expressed surprise that there were no further comments. O’Keefe described the plans as much more appealing than most fieldhouses and explained that this design strives to achieve NCAA dimensional standards while not resulting in a big box.
Hurley argued that design review is about taking a cue from Manchester’s character as a place and incorporating it into the design of the building. Watanabe posited the new library metal paneling as something that was not previously seen in the area. Benoit pointed out that the library has barn and farmhouse shapes as well as a barn and farmhouse color scheme (slate roof, gray siding, and white siding). Hurley said the style of the library took its cue from a Vermont vernacular. Moore argued that the proposed fieldhouse has Vermont vernacular in the standing seam roofing and barn board-like fiber cement cladding. Gourd agreed that there is no fieldhouse precedent in Vermont, and the massing and typology does not lend itself to mimic local iconography. Hurley argued that you can still have a modern structure that references its location. Moore reiterated that existing hockey facilities and fieldhouses in Vermont are simply big metal buildings, and this design goes in a different direction.
Benoit asked whether the color pallet could be reduced from 13 to five. He suggested that the massing is a good first draft but is not yet refined. He said the fenestration is not consistent, it lacks continual lines, and there is no specific pattern, and no particular shape or style to the windows. Drunsic noted that all comments have been positive at various meetings with area town selectboards. Watanabe said there is a lot more than a big metal building going on here. Moore argued that the windows are functionally placed. Benoit reiterated that the windows do not speak to each other, the colors don’t and the fenestration doesn’t. Moore argued that this is not unusual for a building of this size, which requires such differences to break up the scale. Gourd suggested paring down the colors a little bit, but that a lot of the colors are very closely related, one white versus another white.
Watanabe motioned to recommend approval with the caveat that LED lighting be 2700K color temperature or not exceed 3000K where 2700K not available. Gourd seconded the motion. The motion carried 2-1-0 with Benoit voting in the negative.
Other Business.
No other business was discussed. The meeting was adjourned at 6:14 p.m.
___________________________________________ _____________________________
For the Design Advisory Committee Date