TOWN OF MANCHESTER, VERMONT
DEVELOPMENT REVIEW BOARD (DRB) MINUTES
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Development Review Board Present: Tim Waker, John Watanabe, Ray Ferrarin, John Kennedy, Cathy Stewart (remote via Zoom).
Staff Present: Planning & Zoning Director Janet Hurley.
Also Present: Ed French (remote via Zoom), Lauren Engel, Will Davis, David Redden.
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Hurley initiated recording, Waker called the meeting to order at 7:33 p.m.
1. Minutes of the July 7, 2021, Meeting.
Ferrarin motioned to approve the minutes of the July 7, 2021. Watanabe seconded the motion. The motion carried 5-0-0.
2. David Redden, 275 Bonnet Street, Design, site plan, and conditional use review for a Tier 2 Customary Home Occupation, Application 2021-08-070.
Waker administered the oath to David Redden. Redden described a revised floorplan that complies with the CHO limit of 50% of dwelling unit living space at 820 square feet. This reduces the maximum number of students to 21. The restroom will meet ADA requirements for accessibility. Redden indicated he has spoken with the Catholic Church about use of that parking lot for overflow parking. However, board members and Redden agreed that with no sidewalk and the narrowness of the bridge, the church lot is not an ideal option. Street parking along Bonnet Street is the better option.
Waker asked whether Redden would have exterior lighting. Redden indicated he would not. Waker asked when Redden would operate. Redden said that his first class would be offered at 7:00 a.m. and he would have classes around 5:00 p.m. Watanabe asked whether Redden would plow snow from his lot. Redden said he has used a snow blower in the past, but would probably hire someone to plow once operations began. Hurley asked how he would deal with the limited parking onsite if he attracted 20 students to a class. Waker asked how he would deal with more than 21 students showing up for a class. Waker suggested a “Lot Full” sign. Redden suggested that online preregistration is commonplace now and could address such scenarios.
Waker proceeded through the conditional use criteria and asked whether board members or others had comment on each. Redden expressed that he felt his business would contribute to the walkable neighborhood character. Clients could walk from Riverside condominiums and Barnstead Inn. He is planning to install a bike rack to hold 7 bicycles. He would encourage walking and biking in promotional materials. There was considerable discussion of potential traffic issues arising from more people trying to access the onsite parking lot than could be accommodated. Redden clarified that his addition of one parking space did not involve extension toward the river at all, but rather only toward the road at the southeast corner. The previously approved parking lot accommodated six cars. Redden’s redesign accommodates nine cars, with narrower spaces and the southeast corner extension.
Watanabe asked what the requirement is for a yoga studio. Hurley explained that as a CHO, the requirement would be one space, but as a Tier 2 CHO the DRB can address traffic issues. There was a discussion of flood risk on the site. Hurley explained that the FEMA-delineated flood hazard was revised after the 1999 site plan approval and now extends significantly into the parking lot. Ferrarin asked whether Redden would offer classes outside. Redden indicated he would not offer yoga classes outside, but that a meditation class might work outside on the lawn beside the river. Stewart asked Hurley if the proposed zoning revisions affected this application. Hurley indicated that did not.
Kennedy motioned to close the hearing. Ferrarin seconded the motion. The motion carried 5-0-0.
3. Lauren Engle 1097 River Road, Conditional use and site plan review for event venue with waiver request. Application 2021-08-073.
Waker administered the oath to Engel and Davis. Engel explained she is a historic preservation professional and she needs the property to generate income in order to restore and maintain it in its historic form. A wedding venue will provide such revenue. Ferrarin asked how many events Engel planned per year. Engel said she did not yet know, but weddings would only occur during the May-October season and mostly only on weekends. Ferrarin noted that the water supply permit allows up to 60 events per year. Engel said she did not think there would ever be 60 weddings per year.
Kennedy asked whether events related to a wedding, such as bachelor parties, would be held on the property. Engel said there could be rehearsal dinners but that she did not envision hosting bachelor parties on site. Engel indicated that she will use the property herself in the winters, as she is a skier. She also did not want to retrofit the barn to host winter events because the snow load requirements would change the look of the barn. Davis concurred that the structural rating for event space in the winter is different.
Waker proceeded through the conditional use criteria and asked whether board members or others had comment on each. Ferrarin asked whether Engel might want to schedule wedding events past the proposed 9:30 p.m. Engel said she would. There was discussion about exterior lighting and noise effects. Engel confirmed that bands would perform from inside the barn. French explained that he was there representing abutting landowner F488, LLC to urge the board to seriously consider noise effects. There was discussion about the multiple other wedding venues in the area. Ferrarin pointed out that a comprehensive noise plan is forthcoming.
Watanabe indicated that he would like Public Works Director Jeff Williams to advise the board on specifications he would require for each of the curb cuts. Davis indicated that hardpack is proposed, but that he will coordinate with Williams. Davis and Engel indicated if Williams wanted paved aprons, she would install paved aprons. Watanabe suggested that they would be happier with paved aprons which hold up better and require less maintenance.
Ferrarin asked if 100 guests would be the maximum. Engel confirmed that it would. Waker agreed that 100 should be the limit because the parking lot is sized for that. David indicated that estimating 2.5 per car is conservative for weddings. Watanabe asked whether shuttling for guest staying in area lodging would be an option. Engel said she would work with wedding planners and that that could be an option. French expressed his opinion that the parking is insufficient for a 100 guest wedding and suggested that with bartenders, servers, the wedding party, there will be little left for guests. He also believes that the site design leave too little room for vehicle turn around. Waker indicated that the board’s decision would not allow parking on the road. Kennedy offered that caterer’s servers should not all arrive in separate cars.
Hurley stressed that signage would be important to indicate which curb cut should be used to access wedding events. Engel indicated that she intended to have a wooden sign to mark the venue. Hurley added that as the E911 Coordinator she would assign a new address number to the event barn and the sign could include this number. She remarked that guests would not know the other curb cuts are related.
Kennedy explained what considerations will be important in terms of sound levels. A noise plan should indicate the sound levels expected at the property lines. French asked that the analysis include measurements at the 210 and 220 Starry Drive property lines. Ferrarin noted that the Weir property may also be affected. Hurley indicated that the Weir property is approximately 845 feet to the south. David indicated that a lighting plan was submitted. Hurley said she did not have time to review it.
There was a discussion about plans for the waste enclosure. Hurley confirmed that a concrete or asphalt surface is required. French asked whether there would be an outdoor kitchen. Engel indicated that there will be no outdoor kitchen. She said food will be catered and would not be prepared on premises. Stewart asked whether the property was recognized as a historic site. Engel indicated that it is not on a historic registry. Hurley added it is not in a historic district.
French asked whether there would be a requirement for traffic control during events. David and Engel said traffic to and from the events would be staggered. Waker indicated that 40 cars would not overwhelm the roads in the vicinity. There was a discussion about very large events that used to occur at the Dene Farm. Waker said once parking was moved off of River Road for those events, traffic control was not necessary. Hurley displayed the town and village boundaries for the area.
Waker asked for clarification about why the waiver is needed. Hurley said that it was for multiple curb cuts. Waker proceeded through the waiver criteria. Davis asked whether he should provide photometrics for the lighting plan. Hurley responded that he should. Davis and Engel asked what a landscape plan should entail. Hurley described how specific the landscape plan should be. There was a discussion about parking space demarcation. Watanabe suggested lime markings. Engel was receptive to that idea.
There was a discussion of stormwater issues. Davis indicated that the parking lot would be pitched and lined with swales. A stone lined swale is planned for the steeper pitches along the driveway. Davis indicated that the slope above the parking lot would be stabilized with erosion matting, topsoil and seed. Waker indicated that the area of the proposed parking lot once served as a gravel pit and that it provided good drainage. Davis the parking lot will have a 5% profile slope and runoff from the driveway will be directed toward Richville Road. It was noted that a cut above the proposed parking lot constitutes an area of steeper slope, but that it is not natural but rather a result of the graveling operation. Davis confirmed that the project will not require a state stormwater permit, but that the town regulations require equivalent standards.
Engel confirmed that the wedding season would run from late May to late October. Ferrarin asked whether heat pump technology would be utilized. Engel indicated that she was considering radiant floor heating I the barn. Davis explained planned elevations and floorplans for the barn. Hurley asked that elevation drawings be provided. French asked what the parking area grading would be. Davis said there would be a 2% cross slope on the upslope side and it would be 5% in the long profile. Ferrarin asked about the existing stone wall. Engel said she would be restoring it, but not extending it.
Stewart motioned to recess the hearing until October 6, 2021. Watanabe seconded the motion. The motion carried 5-0-0.
The next regular meeting of the board is scheduled for October 6, 2021. Hurley indicated there are two pending applications for review, a waiver request on Beech Street, and Vermont Natural Sheepskins site plan, change of use. Hurley offered updates on the status of the Suburban and Benson Road applications. The board deliberated on the Redden application with a focus on parking and traffic issues.
Hurley stopped recording after 9:30 p.m. when the meeting ended without being extended.
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For the Development Review Board Date