TOWN OF MANCHESTER, VERMONT
DEVELOPMENT REVIEW BOARD (DRB) MINUTES
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Development Review Board Present: Tim Waker, John Watanabe, Ray Ferrarin, Cathy Stewart, John Kennedy.
Staff Present: Planning & Zoning Director Janet Hurley.
Also Present: MaryBeth O’Donnell, Maxine Linehan, Jess Rizio, Kyle Crossett, Colleen West.
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Hurley initiated recording and Waker called the meeting to order at 7:32 p.m. Hurley then read the remote meeting script, which is attached to these minutes and hereby incorporated. Waker took a roll call of board members.
1. Green Mountain Progressive Education, LLC, 184 Pig Pen Road, Design and site plan review, addition of temporary classroom structure, and change of use to Red Fox Community School, Application 2021-05-047.
Waker administered the oath to Jess Rizio, MaryBeth O’Donnell, Maxine Linehan, Kyle Crosset, and Coleen West. O’Donnell described Red Fox Community School, a small independent K-5 school with 24 to 26 students next year. Rizio said there will be extensive interior work to make the existing structure school and ADA compliant. Hurley displayed the site plan and Rizio described revisions made in response to the staff review. Rizio said there will be 8’ timber wheel stops in front of each parking space, and a sign in front of the ADA space. A bike rack to hold five bikes is shown. Rizio said the barn could be used to store additional bikes. She added porches, ramp and landscape plantings around the temporary classroom structure. Notes were added indicating that LED lights will not exceed 2700K color temperature, and another indicating that disturbed areas will be repaired.
O’Donnell said the school would follow the recommendations of the Design Advisory Committee for a freestanding sign structure reusing their existing sign panels. She indicated the sign would be situated on the north side of the intersection of Pig Pen Road with Bonnet Street/Route 30. Waker asked about the number of students. O’Donnell responded that there would be 12 to 14 students in each of the two classrooms. The first floor of the log cabin will be transformed to serve as a classroom for special subjects, while the upstairs will serve as school offices.
Waker asked for details about the propane that will serve the temporary classroom structure. Rizio said there will be a 100 gallon above ground tank. Waker urged the applicant to make sure it is secured to the building or to a solid platform. Waker asked how the water and wastewater piping would be insulated. Hurley displayed the specifications for the temporary building, but details on piping insulation were not readily discernable. Rizio said she would defer to the building owner on this. Waker urged applicant to be sure there is sufficient insulation to prevent pipes from freezing. Linehan said she would address this with the classroom company.
Waker asked Hurley whether town fire and rescue services had any concerns about the new school location. Hurley said that the Police Chief indicated that first responders would use Hunter Park Road for access unless snow prevented this, in which case they would use Bonnet Street/Pig Pen Road for access. West offered that the Pig Pen Road bridge is one-lane and supports dump trucks. Linehan said the school will have an easement and will be responsible for snow plowing and general maintenance of the road.
West asked about the site, specifically whether there would be any fencing to keep children away from the stream or wetlands. Linehan responded that there would be no fencing, but that students would never be unsupervised. Hurley guessed that the stream would serve as classroom. O’Donnell confirmed this and described stream studies at the school’s present location in Dorset. West offered that her brother Adin built the log cabin and barn, and could be a good resource for the school as it pursues renovations. West added that her sister-in-law homeschooled her children and operated a day care from the house. West expressed concerns about traffic on Pig Pen Road.
Waker asked West whether the well served just the house. West noted that her brother had a trout tank in the barn, so the barn might have been connected to the well. Waker urged the school to be sure that lines are back-flow protected. Linehan explained that the school will contract with a water operator.
Stewart asked the applicant whether there was sufficient parking. O’Donnell explained that there are two head teachers and two assistants, as well as herself. The school has about the same number of parking spaces in its current location. O’Donnell said that all-school events may be held a couple of times a year for which the Northshire Civic Center is happy to provide parking at the rink. Linehan added that both the school and the rink are two community non-profits that will act as partners, much as the school currently partners with other local organizations for events hosting, such as SVAC, BBA, and the library. West asked why the school was moving. O’Donnell explained that the Long Trail School is bursting at the seams and needs the space that Red Fox is currently occupying.
Kennedy asked whether there was room for cars to pull inn and turn around at the end of the parking area for drop off. He suggested that would be more efficient and safer than parking and backing out. Linehan noted that they have a rolling drop off over the course of a half hour with a custodian present to ensure safety. Rizio added that the end of the parking area could be wide enough to serve as a cul-de-sac for turning around. Hurley asked that the site plan include vehicle turning movements to show what is contemplated for drop off.
Waker asked whether the road between the school and the rink could be used. O’Donnell said the rink has allowed the school to use this road, but it will not be plowed in the winter. West said that there would be bottle necks at the Pig Pen Road bridge. Waker suggested that regular use of the rink road could be pursued if traffic becomes an issue on Pig Pen Road. Linehan noted that many students are siblings and other families carpool. That along with a rolling drop off results in minimal traffic. O’Donnell said that the school could continue to break out drop off into windows much as they did for COVID protocol this past year.
Kennedy asked how the barn would be used by the school. O’Donnell explained that Red Fox is an outdoor school, the motto being there is no bad weather, only bad clothing. The barn will offer a good open space for activities when cover is needed. Kennedy asked whether the barn was structurally sound. O’Donnell indicated that it was inspected and is sound. Linehan added that it is an uninsulated pole barn on concrete slab. It will also function as storage space for the school. Kennedy noted that the site is relatively dark with tree cover and asked whether it would be opened up at all. Linehan answered that there are a number of dead trees that will be removed and that some clearing will need to occur to make room for the temporary classroom.
West told the history of the Pig Pen Road name. The West Farm had a sugaring operation and the sugar bush on the other side of the road was called the pig pen. Watanabe asked Hurley what the required number of parking spaces would be. Hurley said she checked and this plan offered more than the minimum required. Watanabe asked about the driveway width. Rizio said the driveway is more than 24 feet wide. Linehan reported that the school would be meeting with the fire marshal next week. If not required by the fire safety rules, Watanabe recommended the school consider a contract monitoring company. Linehan said that she would consider anything to make the school safer. Watanabe asked what state permits were needed. Rizio reported that fire safety, Act 250 and public water supply and wastewater permits were being secured.
Ferrarin asked about the 61 person capacity. Rizio explained that is the limit for the existing septic system for a school. Ferrarin remarked that the temporary classroom presumably would be replaced. Linehan explained that in the long term the school would likely extend the log cabin to fully serve the school. Also the barn will be insulated, but not necessarily for classroom space. Linehan indicated that the house needs work now to convert for use as a school. Ferrarin asked about air filtration. O’Donnell indicated that the school would use its current air filtration system that was acquired to address the COVID threat.
Stewart asked whether the wetland setback posed an issue for any work on the barn. Hurley explained that the barn is an existing nonconforming structure in terms of the 50 ft. wetland setback, and unless the work included increased encroachment into the setback, there would be no issue. Ferrarin asked whether busing could occur if traffic became an issue. O’Donnell indicated that 6 to 7 of the students already take the Winhall bus. Linehan added that Red Fox may be able to partner with the Long Trail School for Red Fox siblings of Long Trail School students.
Crossett introduced himself as the corporate property and special projects administrator for Peckham Industries. He acknowledged awareness of the school project and noted that Peckham has co-use of Pig Pen Road by easement agreement with the rink. He indicated that Peckham’s use mostly occurs during the summer, but the company has rights to use the road anytime. He invited the school to be in touch. Linehan thanked him and said the school is fully aware of the shared use, and she pledged to be good neighbors.
West expressed concern about the 50 mph speed limit along Bonnet Street/Route 30 and reported a bad accident occurred at the Pig Pen Road intersection recently resulting with an injured person being air lifted to Dartmouth. There was discussion about the speed limit on Bonnet Street. Town staff will ask the state to consider lowering the speed limit along the stretch from Partridge Hill Road to North Road. It was suggested that a school zone sign could be installed. Hurley said she would look into that.
Hurley asked whether the intent was to ask for approval for up to 61 students and staff. O’Donnell and Linehan indicated that the school maintains a small school identity and mission with low student to teacher ratio. There will be no more than 12 to 14 students per classroom. Currently with only two classrooms the maximum would be 28 students and 5 staff. Adding a third classroom would bring the maximum to 50. Ferrarin suggested that such a proposed change would come back to the DRB. Hurley confirmed that it would. Waker asked what the school’s time frame was. Linehan indicated that the classroom lease is for two years.
Watanabe asked whether state capacity requirements were relevant. O’Donnell indicated that capacity allowances were based on square footage, but that COVID has changed all that. Hurley guessed that the school’s 14 student maximum per classroom was far below state allowances. O’Donnell confirmed that the school will never exceed 14 per classroom. She explained that there are two mixed age classes, one for grades K through 2 and another for grades 3 through 5. In the future she said the kindergarten might become a separate pod. In any case, a third classroom will require a new build and will come back before the board.
Watanabe motioned to close the hearing. Stewart seconded the motion. The motion carried 5-0-0.
2. Minutes of the May 5, 2021, Meeting.
Ferrarin motioned to approve the minutes of the May 5, 2021. Kennedy seconded the motion. The motion carried 5-0-0.
3. Other Business.
The next meeting of the board is July 7, 2021. Hurley indicated there are no pending applications for review and that maybe the July meeting could be postponed.
Stewart motioned to go into closed deliberative session. Ferrarin seconded the motion. The motion carried 5-0-0. Hurley stopped the recording.
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For the Development Review Board Date