TOWN OF MANCHESTER, VERMONT
DESIGN ADVISORY COMMITTEE MINUTES
June 29, 2022
KILBURN MEETING ROOM
Committee Attendees: Joelle Greenland, John Watanabe, Ramsay Gourd.
Staff Attendees: Planning & Zoning Director Janet Hurley.
Public Attendees: Mary Shoener, Ray Nevin, Chie Addington, Alison MacDonald, Kyle Murphy, Kirk Moore, Parker Kulis, Stephen Drunsic, Bill Drunsic, Gigi Freeman, Sam Johnson, Todd Beyer, Bruce Bailey (via Zoom), Diane Leavitt (via Zoom), Darlene Fenstermacher (via Zoom), Joe Knotts (via Zoom), Brian Bazarnick (via Zoom).
Hurley began recording. Greenland called the meeting to order at 5:00 p.m.
Minutes of the May 17, 2022, Meeting.
Gourd motioned to approve the minutes as drafted. Watanabe seconded the motion. The motion carried 3-0-0.
Töst Beverages, Inc., 5138 Main Street, Sign panel. Application 2022-06-062, Tax Map ID 32-51-14.00.
Greenland explained that the Töst application would be taken up first to accommodate the Applicant. Hurley displayed the existing sign structure and the proposed new panel. Addington explained that her preference was for the option with the white background.
Gourd motioned to recommend approval of the preferred sign panel as proposed. Watanabe seconded the motion. The motion carried 3-0-0. Hurley explained that she would get a permit issued accordingly soon.
Union Underground, 4928 Main Street, Mobile service counter and lighting. Application 2022-05-050, Tax Map ID 32-52-22.00.
Hurley shared imagery of the proposed seasonal service counter and specifications for the proposed sign lighting. MacDonald confirmed that the counter would be removed in the cold season, there would be no seating at the counter, and that the LED lighting would be mounted above the sign and not exceed 3000K color temperature.
Gourd motioned to recommend approval as proposed. Watanabe seconded the motion. The motion carried 3-0-0. Hurley explained that she would get a permit issued accordingly soon.
M&T Bank, 4993 & 4995 Main Street, New signage for bank. Application 2022-05-056, Tax Map ID 32-50-54.00.
Hurley displayed the proposed signage for M&T Bank formerly People’s United Bank. Fenstermacher and Knotts described the signage and explained the need for the temporary vinyl covers. The panel for the freestanding sign structure will be aluminum and the new wall sign will be wood painted with the M&T in white vinyl letters. All are non-illuminated. Gourd commented that other signage would be refreshed to keep branding consistent.
Watanabe motioned to recommend approval as proposed. Gourd seconded the motion. The motion carried 3-0-0. Hurley explained that she would get a permit issued accordingly soon.
Hurley confirmed that the DAC is making a recommendation for approval and any DAC recommendations become conditions of an administrative permit.
Shaw’s, 64 Equinox Terrace, Waiver request for wall sign. Application 2022-06-057, Tax Map ID 36-50-39.00.
Hurley displayed the proposed signage. Bailey explained the proposed size of the new halo lit wall mounted “Shaw’s” lettering. Bailey explained that without the apostrophe, the letters are just below the maximum 40 sq. ft. Bailey confirmed that the existing “Shaw’s” sign will be replaced with a new “Drive Up & Go” sign of composite material with surface graphics. Hurley displayed the mockup of a smaller “Shaw’s” sign that meets the code. Leavitt and Bailey confirmed that is a mockup of a sign that meets the code. There was discussion of point of view from the roundabout. Hurley explained that the DRB will consider the waiver. From a purely design perspective, Gourd agreed that the larger sign looks better proportionally on the building. Nevin suggested that the Shaw’s parking lot landscaping was in shabby condition and should be improved if the sign is approved. Johnson added that Shaw’s has a plan to repair the fence between his restaurant and the Shaw’s parking lot. Hurley explained that the waiver criteria require mitigation and the DRB could take up the issue of deteriorated site at the waiver hearing.
Gourd motioned to recommend approval as proposed. Watanabe seconded the motion. The motion carried 3-0-0. Hurley explained that she would get a permit issued accordingly soon.
Roundhouse Bar & Grill, 2282 Depot Street, Conditional use, site and design plan review for 180 seat restaurant and nightclub. Application 2022-04-039.1, Tax Map ID 19-20-19.00.
Hurley displayed application submittals on screen. Moore oriented meeting participants to the site and described the project to improve it and open a restaurant and bar with outdoor yard games. The outdoor bar would be surrounded with split rail fencing. The Porta-cochere will be cut back to provide covered entranceway. The parking lot will have pole lights. String lighting will be hung from posts to light the yard game and bar patio areas. The signs have already been permitted. New doors will be wood and half glass. A wooden raised platform bandstand is proposed for the bar patio. Moore acknowledged that shielded string lighting will be employed per Hurley’s suggestion. The patio is to be stamped concrete, color and pattern yet to be determined. Moore confirmed that lighting would be off one hour after close of business.
The proposed landscaping was described. Moore explained that existing impervious cover will be reclaimed for lawn. Moore confirmed no lighting is proposed for the volleyball court. There was discussion of the dumpster enclosure. DAC members requested wooden gates on steel frame for the concrete block enclosure. Wood should match the charcoal grey of the building. Moore confirmed that proposed trees do not include ash or invasive species. Nevin suggested softening the landscaping with shrubbery to screen the parking lot. He also suggested board fencing instead of split rail for a more elegant look. Gourd offered that the split rail was more in keeping with the theme of the project given the cow on the signage. Greenland suggested a centerline on the entry drive. Gourd agreed this would be advisable. Greenland commended the proposal to reduce impervious cover on the site.
Watanabe motioned to recommend approval as proposed with shields on the string lights, LED pole lights at 2700K color temperature, and a wooden gate on the dumpster enclosure. Gourd seconded the motion. The motion carried 3-0-0.
Orchid, LLC, 5940 Main Street, Site and design plan review for redesigned hotel and spa with event space. Application 2018-07-062.2, Tax Map ID 16-20-30.00.
Hurley displayed application submittals on screen. Greenland reminded that the DAC has favorably reviewed the new design concept previously and encouraged the applicant to focus on changes since this preliminary review. Murphy provided an overview of the project. The parking is to be situated behind the building, not visible from 7A. Gourd commented that he liked that the plan does not break the tree line – as viewed south on 7A. B. Drunsic offered that the developers are considering whether to add tree screening along the 300 ft. stretch of 7A or to leave it as is to showcase the hotel. S. Drunsic said they have considered a row of trees here to serve as a sound buffer for the hotel.
Gourd expressed concern about the height of the pole lights adjacent to the barn and asked whether the poles could be replaced by bollard level lights. S. Drunsic expressed receptiveness with this idea. He said the house will have administrative office and the barn will function as an event space.
Murphy explained that the main parking lot follows the curve of the hotel as closely as possible and landscaping will be heavily planted to buffer it from neighbors. Gourd asked what the change in elevation was from the ground floor of the building to the elevation of the parking. It appears to be about 5 ft. Murphy explained that some cut and fill will occur. Lighting will be a combination of poles and bollards. There will be no flood lights on the building and is not yet specified. Gourd suggested that lighting should be just enough to provide adequate safe illumination.
Murphy explains that the windows at the rear of the building care smaller, with the focus ono southerly views from hotel rooms, resulting in less light for Moon Ridge and Valley View neighbors. Greenland asked if indoor pool area is always illuminated. S. Drunsic replied that it would be during pool open hours, but those hours are not yet nailed down. On the other side the banquet center would be illuminated when in use, perhaps dimly lit when not in use. S. Drunsic confirmed that the plans were shared with neighbors. Hurley reported that abutting landowner Gertrude D’eredita would appreciate a call. S. Drunsic conveyed that there were no major issues communicated by neighbors. Concerns about screening and sound buffering of the parking were expressed and S. Drunsic indicated the Applicant team is working to provide that.
DAC members expressed support for not vegetating the 7A frontage, rather showing off the architecture. Nevins advocated for soft low level lighting and said the project is exciting.
Gourd motioned to recommend approval as submitted with the condition that pole lighting around the administrative parking lot be lowered below existing vegetation. Watanabe seconded the motion. The motion carried 3-0-0.
Sam’s Wood Fired Pizza Co., 4478 & 4460 Main Street, Site and design plan review for redesigned exterior restaurant operations, with waiver request. Application 2021-03-022.1, Tax Map ID 36-50-38.00.
Hurley displayed depictions of the site plan along with photos of the site, and explained the three aspects of the application as conversion to fully exterior service, extension of the patio toward the Shaw’s parking lot, and conversion of the canopy to permanent status. Johnson reported that his business has grown to the extent that the interior is need fully for food preparation. Greenland and Gourd suggested the underside of the canopy along with timbers should be painted grey to match the building. Hurley explained that the roofing has already been changed to match the rest of the building. Johnson said that the lighting has been tucked under the rafters. Johnson said the lighting is used in the winter only and he might add heating elements in the winter.
Hurley showed the restroom access. There was discussion about whether Johnson would be required to meet ADA standards. Gourd explained that the restroom itself would not be able to comply with ADA standards. Hurley suggested Johnson contact Matt Jakubowski for a determination on requirements for the restroom. [Audio recording from the Kilburn Room was disconnected at this point in the meeting.]
The rear proposed access from the Shaw’s parking lot was discussed. Gourd suggested that may need railing and other features (woody plantings) for ADA and code requirements as well. Johnson said a set of timber stairs is planned, provided he gets the necessary agreements regarding the plan from the Shaw’s landowner. Committee members suggested that stormwater on the expanded patio would infiltrate into the gravel.
Watanabe motioned to recommend approval as proposed provided the timbers and rafters are painted grey, that there be an agreement with Shaw’s about patio access from the Shaw’s parking lot, and that there be a woody planting or handrail installed at the edge of the patio to prevent falling or jumping onto the parking lot. Gourd seconded the motion. The motion carried 3-0-0.
Gigi & Ion Freeman, 110 Highland Avenue, Porch replacement windows after damage by vehicular collision. Application 2022-06-066, Tax Map ID 32-51-48.00.
Hurley displayed a depiction of the enclosed porch. Freeman explained that the window replacements were needed after a drunk driver hit the house destroying the south end of the porch including some of the windows. She said windows are 6 over 1 on the side and 4 over 1 on the front. Hurley said she thought the originals were 3 over 1. Greenland remarked that she visited the site and noted that the windows were beautiful high quality wood clad.
Watanabe motioned to recommend approval as proposed and installed. Gourd seconded the motion. The motion carried 3-0-0.
Home Depot USA/Go!Permits, 4963 Main Street (Long Ago & Far Away Building), Vinyl replacement windows. Application 2022-06-064, Tax Map ID 32-50-56.01.
[Audio was restored from the Kilburn Room] Hurley displayed specifications for the proposed windows. Bazarnick explained that the window replacements were needed due to deterioration of the original windows. The four second floor windows to be replaced are single pane double hung, the glazing is disintegrated, and the overall condition is harsh. The proposed windows are white vinyl inside and out with grilles between the glass. Gourd explained that sculptured grilles applied permanently to the exterior are recommended. Bazarnick said the grilles are sculpted and pass the 20 mph pass test. Gourd said this is an ambulatory site. Bazarnick said that would require the landowner choose an upgraded window model. He confirmed he has a vinyl option.
Gourd motioned to recommend denial as proposed. Watanabe seconded the motion. The motion carried 3-0-0. Bazarnick confirmed that he will have to go back to the customer. Hurley said no new application fee would be necessary.
Todd Beyer, 5261 Main Street, Design changes to contributing historic structure. Application 2022-05-048.1, Tax Map ID 32-50-20.00.
Hurley scrolled through Beyer’s design proposal as Beyer described his plans. Window replacements were discussed first. Beyer said he is proposing all casements and can maintain the middle rails to make them look double hung. He proposed resized windows on the north façade, matching an existing smaller window, for three equally sized windows across this façade. Beyer will remove the shutters, Gourd agreed that these vinyl shutters are miss-sized to the windows.
Gourd asked why casements for the larger windows. Beyer confirmed that it was for efficiency reasons. Gourd said that he would only recommend it if it were required by code. Beyer confirmed he would keep original window openings across the front façade. Watanabe asked about timeframe. Beyer said he is working on the rear wing first to get it livable. He replaced double hung with casements on the rear wing north façade. Gourd explained that he is focused on maintaining the central two by five bay original building.
Gourd suggested repairing the existing slate on the front portion. He explained that a lot of slate roofs in the area were redone with hangers, which rust and cut at the bottom of the slate. Beyer suggested that removing the weight of the slate would be advisable. Gourd disagreed. Committee members suggested asphalt shingle on the rear wing that simulated the slate color palette with something like IKO Harvard Slate.
Timber frame at office entry at the rear holding up a lower pitch metal roof, extending an existing overhang. Vinyl siding is to be replaced with Hardiplank lap siding. Beyer said the proposed windows are Marvin Elevate Series whether casement or double hung, black exterior fiberglass. Beyer said the porch would have wood timber frame decking with standing seam roof to shed snow making sure roof is below sills on second floor. Sign would be braced and hang off the covered porch.
Gourd remarked that the rendering reveals a pretty building, but it is a modern farmhouse image currently popular, but it has lost the historic character other than the 2 x 5 bays. Gourd understands that Beyer wants people to see his work as a designer. Gourd suggested Beyer can do that on the rear wing of the building, while respecting that this is a contributing historic structure in a historic district. Sensitivity to the original structure, and offer something cool in the back. Greenland agreed encouraged respect of the simple historic character of the house and argued against the new front porch as out of line with other historic structures along the street. Gourd summarized the proposal as a farmhouse in a village setting.
Discussion about making insertions into historic structures by making a clear differentiation between what was historic and what is new. Beyer wanted the function of a large front porch. Hurley advocated maintaining the distinctive original front porch and put the new porch on a different side of the building. Greenland agreed that the front porch is not advisable. Hurley displayed Beyer’s site plan and there was a discussion about the need for a waiver from the DRB. Gourd emphasized preservation of the front elevation. Gourd suggested a deeper hip roofed porch on the south side of the house – taking cues from the front porch without replicating them.
Watanabe motioned to extend the meeting to 7:05 p.m. Gourd seconded the motion. The motion carried 3-0-0.
Beyer described his plans for the rear barn while Hurley displayed relevant images on screen. Beyer plans to extend the driveway, construct a parking area, and relocate a new 3-bay garage on site that incorporates existing timber components. Gourd suggested getting a proper survey when it comes time to do this work. Greenland appreciated Beyer’s openness and his stewardship of this building, and stressed the importance of respecting the historic setback pattern. Hurley explained that Beyer needs a permit amendment for windows and siding, while other aspects of the plan would be delayed for DRB review later.
Gourd motioned to recommend approval of the following aspects of the plan:
§ Maintaining the slate roof on the original historic structure.
§ Asphalt or synthetic slate on the rear wing.
§ Marvin Elevate series windows, double hung in the original structure but for the three casements on the ground floor north façade, all with white exterior clading.
§ White Hardiplank siding on the entire structure to replace existing vinyl.
§ Proposed door on the rear wing, but doors on front wing to remain.
§ Shutters to be removed.
At 7:06 p.m., Greenland motioned to extend the meeting to 7:15 p.m. Watanabe seconded Greenland’s motion. The motion carried 3-0-0.
Watanabe seconded Gourd’s motion. The motion carried 3-0-0.
Mystic Restaurant & Bar, 4928 Main Street, New signage. Application 2022-06-065, Tax Map ID 32-52-22.00.
Hurley shared the proposed new signage for the Mystic Restaurant & Bar, to replace the Mystic Café signage. The new wall sign will not extend past the bottom of the frieze on which it is mounted.
Gourd motioned to recommend approval as proposed. Watanabe seconded the motion. The motion carried 3-0-0.
Other Business.
Hurley shared Skinner Point Park signage. There will be a work gathering to finish off the park tomorrow. Hurley explained that the posts have already been installed for the larger sign size. Committee members concur that the smaller option is better. Greenland suggested changing the text to welcome people to downtown Manchester in addition to Skinner Point Park.
The meeting ended at 7:15 p.m. according to the rules. The next meeting of the committee is scheduled for July 27, 2022.
___________________________________________ _____________________________
For the Design Advisory Committee Date