TOWN OF MANCHESTER, VERMONT
DESIGN ADVISORY COMMITTEE MINUTES
August 31, 2022
KILBURN MEETING ROOM
Committee Attendees: Joelle Greenland, Mary Shoener, John Watanabe, Ray Nevin. Absent: Ramsay Gourd.
Staff Attendees: Planning & Zoning Director Janet Hurley.
Public Attendees: Ron Masleh, Vallis Goodermote, Mark Lenza, Greg Harrington, Stephen Drunsic, Ryan Porter, Adam Dworkin (via Zoom), Karen Geriak (via Zoom), Michael & Carolina Ellenbogen (via Zoom).
Hurley initiated recording. Greenland called the meeting to order at 5:00 p.m.
Minutes of the July 27, 2022, meeting were accepted by unanimous consent.
High Ridge Plaza, 4645, 4697 & 4709 Main Street, Site and design plan amendments. Application 2021-10-105.1, Tax Map ID 31-50-35.02 & 31-50-37.00
Hurley displayed the site plan on screen. Dworkin and Geriak explained that they would like to remove the mature cedars (that are 20 years overdue for pruning) and replace them with plantings of a smaller stature such as hydrangea. Nevin indicated that it would be important to screen parked cars year round and hydrangea are only seasonal. He suggested planting arborvitae and keeping them trimmed. Dworkin suggested alternating arborvitae with hydrangea. Committee members were accepting of the idea as long as the arrangement provided year round screening. Hurley indicated that changes around the restaurant are also proposed. Dworkin and Geriak confirmed that they would like to abandon the previously approved plan for a fence and arborvitae on the south side of the new rear patio. Hurley asked whether Dworkin and Geriak had plans for expansion of the parking lot. Dworkin and Geriak confirmed they may propose a future expansion.
Watanabe motioned to recommend approval of removal of the cedar hedgerow provided it is replaced with arborvitae mixed with hydrangea for year round screening, and approval of no fencing or arborvitae on the south side of the new restaurant patio. Shoener seconded the motion. The motion carried 4-0-0.
MEMS, 80 Memorial Avenue, Site and design plan for outdoor classroom. Application 2022-07-071, Tax Map ID 32-50-32.00.
Hurley displayed the site plan on screen. Harrington proposed tire stops between the parking lot and classroom pavilion that would replace an old playground on the site. He said the parking lot is used by faculty. Greenland said that such tire stops were not enough of an impediment. Hurley asked Harrington if concrete bollards were acceptable. Harrington confirmed that they were. Greenland asked why the pavilion was proposed to be in this location. Harrington explained that the school needed to maintain playing field space. Greenland said that the location does not allow school officials to keep good eyes on the classroom because it would be blocked by cars.
Hurley asked if Harrington had shared suggested alternative locations with school officials. He said that they had and that school officials rejected locations behind the school because of noise concerns. Greenland likened this as a tradeoff between recess noise and safety, and said she would rather see it in a secure area behind the school. She suggested that the outdoor classroom could be unused during recess times between 11:00 and 1:00. Nevin agreed with Greenland.
Nevin motioned to recommend approval of the pavilion design, but recommended a different location that would offer more safety. Shoener seconded the motion. The motion carried 3-1-0, with Watanabe dissenting. Hurley explained that the DAC meetings are scheduled a week before the DRB meetings to allow the applicant time to react to DAC concerns.
Aunt Bonnie’s, 97 Depot Street, Changes to signage. Application 2021-11-121.1, Tax Map ID 32-52-26.00.
Hurley displayed the site plan and sign designs. Goodermote explained that she resized the lettered signs to comply with size limits and redesigned other signage in response to earlier recommendations. Nevin commented that the two window signs look like billboards, they are not attractive or inviting, and are a waste of window. He suggested window displays employing organic materials that would invite the pedestrian in. Goodermote explained that the Cannabis Control Board would not allow display of product, it must be concealed from view. Nevin said that an attractive display need not contain product.
Greenland suggesting flipping the white text with red background to white background with red lettering on the window signs. Goodermote said she could do that and that she would also like to flip the white background and black lettering on the freestanding sign panels to black background with white lettering. She added that the white background would include light grey dots. Watanabe asked if the smaller wall mounted sign would be an acceptable size for the front window signs. Goodermote responded that she felt that she has worked with the DAC recommendations but that the smaller window signs would not be acceptable. Greenland suggested staging some natural elements behind the window signs.
Shoener motioned to recommend approval as with the color flips and grey dots as discussed. Watanabe seconded the motion. The motion carried 3-1-0 with Nevin dissenting.
Mourgana, LLC, 4927 Main Street, Design changes to the building. Application 2022-08-089, Tax Map ID 32-50-60.00.
Hurley displayed images of the building. Masleh described the proposed work on the building to include reverting the appearance back to classic New England style by painting it white and revealing transom windows. This would involve removal of the awning along with siding on the front of the building. Masleh explained that window sashes would be black and there would be a black door. He noted that the hydrangeas and roses in the side planting bed are still in good shape but the landscape timbers required replacement. He also described the condition of the side porch and indicated that it would be removed and rebuilt with AZEK product. He said he would also like to replace the Victorian spindles with square spindles in keeping with the Greek Revival style. The detail on the posts would be retained he said.
In response to a question from the committee, Masleh noted that the trash would not be stored on the porch. There was a brief discussion about the bench in front of the building. The bench is town owned and within the public right of way. It would have to be removed by the town while the siding is removed and the window work was conducted. Once work was complete the town would reinstall the bench. Masleh said the window boxes adjacent to the bench would be retained. Nevin commented that the plan will add a welcome feeling of lightness to the streetscape.
Watanabe motioned to approve the design changes as proposed. Shoener seconded the motion. The motion carried 4-0-0.
Mark Lenza, 4732 Main Street, Design changes to the building. Application 2022-08-091, Tax Map ID 31-50-20.00.
Hurley displayed mock ups of proposed porch extensions while Lenza described his plans. On the front he said the porch is to be extended to the north end of the building to protect an existing door. The door will be replaced and will match the adjacent doors of the La Peche Lingerie shop. The arch window above the porch will be removed. Lenza showed two options, one with no windows above the porch and another with two double hung windows which would match those on the south side. The DAC preferred the windows to no windows.
On the south side of the building, Lenza explained that he plans to extend the porch over the wheelchair ramp to the east end of the building, and he would remove another arch window on this side. There was discussion about proposed signage plans. The committee concluded that LED flood lights that Lenza proposed for the La Peche wall sign are 5000K color temperature (higher than allowed) and otherwise not appropriate for signage lighting. Smaller spot lighting was suggested.
Lenza explained that he needs three projecting signs for the three units accessed from the south porch. He would like one on each of the porch posts. Committee members were receptive to the plan, but noted that each sign would need design review before installation. Lenza said he would like all three to be the same size. Committee members agreed with that plan. There was a brief discussion about the landscaping adjacent to the ramp. Lenza noted that the arborvitae depicted had been removed but yews remain.
Shoener recommended approval of all building modifications with the double hung window option for the front façade. Nevin seconded the motion. The motion carried 4-0-0.
Lenza described another plan to raise the freestanding sign structure by 26 inches. Hurley displayed the mockup for this plan. Lenza explained that this would allow for additional signage for the other commercial units in the building. Hurley calculated the resulting size to be 28.3 sq. ft. within the 36 sq. ft. allowance. Lenza estimated the height would be equivalent to the freestanding sign on his adjacent property at 4716 Main Street.
Shoener recommended approval of the proposed increased height and size of the freestanding sign. Watanabe seconded the motion. The motion carried 4-0-0.
Ellenbogen Gallery, 4620 Main Street, Hanging sign panels. Application 2022-08-087, Tax Map ID 31-50-26.00.
Hurley displayed the proposed hanging sign panels to replace the sandwich board sign. M. Ellenbogen explained that the sandwich board sign gets regularly splashed when the road is wet and otherwise does not hold up well. He said the open sign would come down when the gallery was not open, but the other seven are proposed to stay up. He noted that the font size is equivalent to that on the existing sandwich board and freestanding signs. Nevin commented that the proposed sign panels look busy. M. Ellenbogen countered that these panels would not be degraded by weather like the sandwich board sign.
There was discussion about how to better balance the proposed new signage given the slope of the front yard. C. Ellenbogen suggested combining “Painting, Sculpture, Photography” on one panel, and “Wine, Chocolate, Bitters, Conservas” on a second. She said these two signs could hang on the left, and the open sign by itself on the right.
Shoener motioned to recommend approval to this compromise option. Watanabe seconded the motion. The motion carried 3-1-0 with Nevin dissenting.
Other Business. Manchester Riverwalk bridge project update.
Hurley displayed bridge plans while Drunsic gave an update on the Riverwalk bridge project. He explained that there is a Memorandum of Understanding between the Town of Manchester and Manchester Riverwalk (a 501c3) which will result in the town assuming responsibility for the bridge while the 501c3 would do all the fundraising. Drunsic said there are stakes in the ground at the town green outlining where the bridge abutment would be. Drunsic noted there are Norway maples and ash that are tagged for removal, although the root systems would stay in the ground on the slope.
He said the Riverwalk group is introducing native species to the embankment. He added that crane equipment would be used for the bridge installation to save as many trees as possible. Greenland suggesting photoshoping the resulting treeline as visible from Depot Street. Drunsic indicated that this was being explored. Drunsic also said that any trees removed from the town green would be replaced by trees of equivalent size and maturity. Hurley displayed the landscaping plan for around the abutment. Nevin hoped that these improvements would catalyze improvements in the landscaping and maintenance of the town green.
Watanabe motioned to adjourn the meeting. Shoener seconded the motion. The motion carried 4-0-0 and the meeting was adjourned at 6:55 p.m.
___________________________________________ _____________________________
For the Design Advisory Committee Date