TOWN OF MANCHESTER, VERMONT
DESIGN ADVISORY COMMITTEE MINUTES
July 27, 2022
KILBURN MEETING ROOM
Committee Attendees: Joelle Greenland, Mary Shoener, Ramsay Gourd. Absent: John Watanabe, Ray Nevin.
Staff Attendees: Planning & Zoning Director Janet Hurley.
Public Attendees: Brian Bazarnicki, Vallis Goodermote, Chip Edson, Mark Greenberg (via phone), Greg Harrington (via email).
Hurley initiated recording. Greenland called the meeting to order at 5:00 p.m.
Minutes of the June 29, 2022, Meeting.
Gourd motioned to approve the minutes as drafted. Shoener seconded the motion. The motion carried 3-0-0.
Hurley indicated that the MEMS application had been added after the 48 hour statutory notice period and she neglected to include annual organization matters on the agenda. The committee agreed to take up annual organizational matters at the end of the meeting. Hurley also indicated that there were technical issues with the Zoom Meeting set-up and asked for patience as she navigated the application submittals.
Home Depot USA/Go!Permits, 4963 Main Street (Long Ago & Far Away Building), Vinyl replacement windows, resubmitted proposal. Application 2022-06-064, Tax Map ID 32-50-56.01.
Bazarnicki from Home Depot presented a sample window showing the exterior simulated divided lights (SDL) now proposed. He confirmed that they will be 32” x 61” 6 over 6 double hung windows. Gourd thanked Bazarnicki for the resubmittal with the exterior profile as what the committee was looking for on this historic structure. Bazarnicki explained that the applicant plans to paint the exterior window casing to match the building trim.
Gourd motioned to recommend approval as proposed. Shoener seconded the motion. The motion carried 3-0-0. Hurley explained that she would get a permit issued accordingly soon.
Coco Goose, 103 Depot Street, Signage. Application 2022-06-070, Tax Map ID 32-52-26.00.
Hurley shared imagery of the proposed signage on screen. Edson explained the plan for 9 sq. ft. signs consisting of individual pin-mounted letters on the front and side of the building, mounted ½” from the building wall. He indicated any future lighting would be proposed separately later. Gourd asked that he tell the applicant that LED 2700K color temperature is preferred, and that specific sign lighting would be preferable over using the existing security light on the front of the building.
Edson explained that the freestanding signage would be scaled down to 17” x 50” (6 sq. ft.) and consist of two panels mounted on either side of the posts like the Theory signage. He reported that the Theory sign is 4 sq. ft. and the Aunt Bonnies sign will be 6 sq. ft. The Coco Goose will be stacked with raised letters and the bottom copy will be painted. Edson added that the wall mounted signs will be painted gold with black outline. He said the signs could be either PVC or wood. Gourd recommended PVC for the wall mounted signs.
Shoener 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 noted that the next two applicant representatives were unable to connect to the meeting via Zoom. She suggested moving to Aunt Bonnie’s until technical hurdles for the other applications could be addressed.
Jo & Robert Dowling, 37 & 39 Elm Street, Landscape design plan. Application 2018-05-029.5, Tax Map ID 31-51-63.00.
Hurley displayed the proposed concept for a wall and fence. J. Dowling explained the desire to buffer their residence from the commercial parking lot use with this wall and fencing. R. Dowling reminded the committee that the town expressed such a need to separate the new residential use from the parking lot when the conversion to residential was first proposed. Gourd expressed approval of the idea of a stone base with wooden fence on top, but commented that a Gabion box is for riparian application. J. Dowling reported that she has seen residential applications and that the Clark Museum uses the concept. Gourd remarked that the Clark is a modern structure.
R. Dowling acknowledged that this is a design forward approach and he assured that it would be accomplished capably. He noted that the structure would be 60 ft. off the street and stressed that it will be practical, providing protection from parking lot snow plowing. Greenland asked if a natural barrier was considered. R. Dowling indicated that he wanted hardscaping rather than something requiring more maintenance. He argued that the conversion and improvement to the barn warrant allowing this modern application. He added that the steel caging would rust and would be set 6” into the ground. Greenland asked whether anything could be planted in front of it to screen it. R. Dowling argued that it was not needed because the proposed wall and fence would not be offensive to the eye.
Greenland pointed out that the committee is tasked with protecting the historic character of the district, and an approval would set a precedent. Gourd agreed and noted that is why he asked about the reveal for the wall. He estimated that an 18” reveal is low. R. Dowling added that 1’ x 1’ marble would anchor the wall. Gourd sketched the concept Dowling described. J. Dowling confirmed that the fencing would be installed as depicted with gaps and would be painted slate grey to match the trim on the residence. The Dowlings confirmed that he Gabion boxes would contain round river rock. Gourd characterized it as Vermont cobble.
Hurley opened the site plan and directed committee members to study it. Given the deep setback for this proposed structure, committee members decided that it would not detract from the historic character of the district.
Gourd motioned to recommend approval as proposed. Shoener seconded the motion. The motion carried 3-0-0.
Aunt Bonnie’s, 97 Depot Street, Changes to signage. Application 2021-11-121.1, Tax Map ID 32-52-26.00.
Hurley displayed mockups of the draft signage prepared by the applicant. Goodermote described her plans for permanent signage that would incorporate a license for retail cannabis (high THC) sales in addition to the CBD products. Hurley explained that Goodermote would have 1 year to implement the signage after permit approval. Goodermote asked about how to measure the wall signage and determine maximum allowable size. Hurley explained that the extent of the lettering must be surrounded by a box the area of which must not exceed 30% of the length of the wall on which it is mounted. Goodermote acknowledged she would have to scale down from what she had mocked up.
Gourd indicated that with the 38 ft. wall length on the front façade, Goodermote would be allowed 11.4 sq. ft., or approximately 18” lettering x 7’ long. He suggested Goodermote play with this allowance and return with a final proposal. Greenland referred Goodermote to page 116 from the ordinance to study the allowed dimensions. Gourd recommended the wrapped acrylic as appropriate for the freestanding sign panels, and wood raised letters for the others. Goodermote confirmed that she would work on redesigns and return to the committee for their review.
There was discussion about alternatives for the large CBD window signs. Dispensing with the big red band and instead going with white vinyl lettering with the Aunt Bonnie’s logo was the preferred alternative. Gourd remarked that the current condition with the same large sign replicated twice was not well composed. He urged Goodermote to think about the whole composition. Greenland added that the red is jarring. Gourd offered that the Aunt Bonnie’s logo on the other hand was fun and effective. Goodermote explained that as her business evolves, she expects her signage to change. She is hesitant to dispense with the initial concepts because she wants her current customers to know “I am still your CBD person.”
There was discussion about legalities around the use of the term “dispensary”. Goodermote noted that she is planned for a more rectangular wall mounted sign on the west façade. Hurley noted that the ordinance encourages sizing for wall signs that is proportional to the side of the building on which it is mounted. Gourd sketched an idea for Goodermote to consider.
Mark Greenberg, 557 & 575 Depot Street, Waste storage enclosure and site plan changes. Application 2022-03-020.2, Tax Map ID 37-50-33.00.
Greenberg was able to connect via Hurley’s cell phone. Hurley displayed the proposed site plan on screen. Greenberg confirmed that the parking lot would be striped and the gravel portions would have to be restriped at least annually. He also confirmed that the dumpster enclosure would include steel posts and hinges, as well as a steel frame for the gate. He agreed with the suggestion to remove the bush adjacent to the Highland Avenue/Depot Street intersection to improve site distance for drivers on Highland Avenue. He also indicated that he would address the condition of the existing dumpster enclosure behind The Firefly restaurant and the missing siding on the building.
Gourd asked what uses were proposed. Hurley indicated the different uses for the different sections of the building at 557 Depot Street, including a convenience store at the front, a coffee roaster in the middle, and auto repair in the garage bays at the rear of the building. Greenberg noted the improvements to the exterior of the building that were recently accomplished. He confirmed that the auto repair would be while-you-wait and no storage of vehicles would occur on the site.
Gourd motioned to recommend approval as proposed with the following modifications:
§ Ninety degree rotation of the proposed dumpster enclosure.
§ Steel framing of the enclosure, with a steel frame gate fitted with wood.
§ Removal of the bush adjacent to Highland Avenue.
§ Support for the idea of decreasing impervious cover on the site.
Shoener seconded Gourd’s motion. The motion carried 3-0-0.
MEMS, 80 Memorial Avenue, Outdoor classroom. Application 2022-07-071, Tax Map ID 37-50-33.00.
Hurley was unable to reach Harrington by phone, but shared the plans for the pavilion on screen. She shared the paper copy of the site plan as well and indicated the need for a revised site plan before permitting.
Gourd motioned to recommend approval to the structure as proposed, but indicated that committee required clarity on site location issues, including safety issues. Shoener seconded the motion. The motion carried 3-0-0.
Other Business.
Gourd nominated Joelle Greenland to serve as Chair. Shoener seconded the nomination. Greenland was elected chair, 3-0-0.
Greenland nominated Ramsay Gourd to serve as Vice-Chair. Shoener seconded the nomination. Gourd was elected Vice-Chair, 3-0-0.
Gourd nominated Mary Shoener to serve as Secretary. Green land seconded the nomination. Shoener was elected Secretary, 3-0-0.
Hurley indicated that the rules were revised only to reflect a new digital notice board that the town had deployed and to reflect open meeting law requirements to record hybrid meetings. Gourd motioned to adopt the rules as drafted. Shoener seconded the motion. The rules were adopted, 3-0-0.
Hurley noted that she would be issuing permits for the relocation of the Epoch gallery sign and the Manchester Visitor Center sign.
The next meeting of the committee was scheduled for August 24, 2022, to accommodate Gourd who will be away on vacation the next week.
Gourd motioned to adjourn the meeting. Shoener seconded the motion. The meeting was adjourned at 6:33 p.m.
___________________________________________ _____________________________
For the Design Advisory Committee Date