2021-10-06

Town of Manchester, Vermont

Development Review Board

Meeting Minutes – October 6, 2021

Development Review Board Present: Tim Waker, John Watanabe, Ray Ferrarin, Cathy Stewart, John Kennedy.

Staff Present: Planning & Zoning Director Janet Hurley.

Also Present: Peder Kristiensen, Ed French (remote via Zoom), Derek Andersen, Jesse McDougall, Hogan Sennett, Teri Andersen (via Zoom), Chad Childs, Trent Gelo, Will Davis, Tim Foulkes (via Zoom), Kevin Mullaney, Colleen Mullaney, Rolf Biggers, John Halleron (via Zoom), Steve Houghton, Bruce & Rachel Bowlen, Terry Duffield, Phyllis Liu, Allan Sullivan, Jake Davis, Mark Read, Amy Willis, Scott Hess, Judith McGraw, Elaine Gordon, Stan Stroup, Chris Ponessi, Kirk Moore, Larry Dalziel, Eugene Healy, Frank Parent (via Zoom), Michael Zahner (via Zoom).

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Hurley initiated recording, Waker called the meeting to order at 7:31 p.m.

1. Minutes of the September 1, 2021, Meeting.

Ferrarin motioned to approve the minutes of the September 1, 2021. Stewart seconded the motion. The motion carried 5-0-0.

2. Lauren Engle 1097 River Road, Conditional use and site plan review for event venue with waiver request, continued hearing. Application 2021-08-073, Tax Map ID 22-20-24.03.

Waker administered the oath to W. Davis, Gelo, Zahner, and Foulkes. Davis summarizes changes to the plans made in response to the staff reviews. Foulkes described the results of a sound study he conducted with 45 dB target level at 7 different nearby residential locations. Kennedy asked what the town requirement is regarding noise standards. Hurley reported that per the site plan performance standards in the zoning ordinance, noise levels at property edges should not be above background levels. It was noted that 45dB is equivalent to quiet conversation, that background noise at 2:00 PM will be different from 10:00 PM, and that tolerances will be different at those different times.

French argued that the residential nature of the area of this proposed wedding venue is different than others such as Hildene that provide more buffering between the venue and residential use. French said the hypothetical sound study presented did not result in a resounding endorsement for the proposed wedding venue. He pointed out there will be more sensitivity to noise after sunset. Mitigation will require on-the-scene monitoring, which French does not feel will be realistic for wedding events.

Stewart asked about the lighting plan. W. Davis indicated that wall mounted gooseneck sconces are indicated on the barn floorplan sheet and fixture specifications were provided. No lighting is proposed for the parking area. An as yet to be determined pole mounted fixture may be used to light the walkway to the parking area. Waker suggested that some form of lighting would be needed in the parking lot. He asked for a complete lighting plan to be presented. Hurley suggested that the board should consider continuing the hearing to allow time to consider the most recent submittals and a lighting plan. Waker asked what the Applicant’s time frame was. W. Davis indicated that they would like to start work this fall. Waker suggested a meeting in two weeks.

Watanabe motioned to continue the hearing until October 20, 2021, at 7:30. Stewart seconded the motion. The motion carried 5-0-0.

3. Childs, 598 Silver Springs Lane, 2-Lot Subdivision. Application 2021-09-092, Tax Map ID 07-01-07.00.

Waker administered the oath to Childs and Parent. Hurley displayed proposed plat. Childs explained that the proposal is to subdivide a ten acre parcel from the original 24 acres. Hurley displayed the approved water/wastewater plan for both lots. Watanabe asked if the existing house was seasonal and had a drilled well. Childs indicated that it was seasonal with a drilled well. Stewart asked about the septic easement. Parent explained that it was needed for a replacement area for the existing house. Waker asked if there were any steep slopes on the property. Parent said there were none and pointed out that the plan showed 2 foot contours. Waker asked where the existing driveway was. Childs explained where the existing driveway was. Parent indicated that the state permit was issued and a zoning permit for a new house on the ten acre lot would be forthcoming.

Ferrarin motioned to close the hearing. Kennedy seconded the motion. The motion carried 5-0-0.

4. Duffield/Fratino, 833 Beech Street, Waiver for rear deck. Application 2021-08-085.1, Tax Map ID 17-20-26.00.

Waker administered the oath to Duffield. Duffield explained that he is adding a deck to the rear of the house, but that an existing rear door is bisected by the minimum required setback line. He is asking for a waiver to include deck abutting this door. Ferrarin asked what the deck would be constructed of. Duffield said it will be Trex decking. Watanabe asked if there would be any lighting. Duffield said existing lighting would be retained. Kennedy asked if the abutting neighbor had been consulted. Duffield said he had spoken with Anne Pierce and she was okay with the proposed deck.

Waker read through the waver criteria as outlined in the staff review. Duffield concurred with each. Waker asked if the framing would be pressured treated wood and whether there would be hand rails on the stairs. Duffield indicated that the framing would be pressure treated and the stairs would have railing on both sides.

Kennedy motioned to approve the application as presented given that the contiguous neighbor has no objections. Ferrarin seconded the motion. The motion carried 5-0-0.

5. Liu, 5200 Main Street, Waiver request for roof over nonconforming exterior staircase and deck. Application 2021-09-090, Tax Map ID 32-51-11.00.

Waker administered the oath to Sullivan, Kristiensen, and J. Davis. Sullivan explained the application to cover the existing staircase of 13 steps, which is the only access to the second floor apartment. He maintained that the stairs are inherently dangerous without a roof. He explained that the gable roof will shed snow and ice away from the neighboring property, and that the proposed roof will not encroach further into the setback than the existing structure. He argued that the roof is in keeping with the neighborhood character and that it is necessary to provide a safe entrance to the apartment. He stressed that snow and ice diverters will be installed.

There was considerable discussion about snow and ice shed and whether the snow and ice diverters would work to result in a safe situation. J. Davis pointed out that the stairs stop within the deck and snow will not shed onto the stairs. The peak of the gable will be just under the eave of the slate roof (of 8 to 9 pitch), which is why the porch roof is only of a 3 pitch.

Kristiensen explained that water previously entered his adjacent basement, and was very evident by musty smell. He noted that the previous owner had pulled out the property pin, so Kristiensen had the property line surveyed and showed that the previously installed roof extended over the property line. He stressed that he has invested in repairing and maintaining his building. He reported that he has had no water infiltration in the last ten years since the previous roof was removed. He is concerned that this proposed roof will cause water problems to recur unless the Applicant waterproofs the Kristiensen building.

J. Davis answered questions about the proposed roof, the existing slate roof, and maintenance of the property. He said he would install gutters on the new roof to direct water toward the applicant’s house and install heat tape in them to prevent ice buildup. He said he does all the maintenance on the property and if there is a problem, he will fix it. Watanabe asked whether he could install a curtain drain along the side of the house. J. Davis was receptive to this.

Stewart motioned to close the hearing. Watanabe seconded the motion. The motion carried 5-0-0.

6. Vermont Natural Sheepskins, 3697 Richville Road, Site plan review for change of use to sheepskin tannery. Application 2021-09-087, Tax Map ID 37-51-01.00.

Waker administered the oath to Derek Andersen, Hogan Sennett, Sean McDougal, and Frank Parent. Sennett explained that he is the operations manager for Southshire Meats, McDougal is the co-founder of the Regenerative Food Network, and that Vermont Natural Sheepskins (VNS) is in partnership with Southshire Meats under the Regenerative Food Network umbrella. D. Andersen presented a description of VNS and the proposed operation on the site. He indicated that operations would occur 8 to 5, Monday through Friday, entirely within the structure. Most of the building would be devoted to processing of skins, but there will be a small retail showroom.

D. Andersen explained the washing, pickling, and tanning processes and explained that the town required an equalization tank to be employed prior to wastewater discharge. The pickling and tanning tanks will not be discharged into the sewer system. Andersen said that existing exterior flood lights would be employed by motion sensor for short time after dark and that they would be fitted with shields. He also will install a bike rack. Watanabe asked what the daily wastewater discharge would be. Andersen responded that it is currently less than 350 gallons per day and that it will double overtime and the equalization tank was sized accordingly.

Waker suggested that the Applicant camera the drain lines to ensure none are broken or cracked. D. Andersen reported that the landowner is working on removing junk from the sight. Waker noted that a ±300 gallon vat of used motor oil is cracked and potentially leaking and should be removed as soon as possible. DRB members also indicated that the storage container should also be removed. Watanabe asked which floor drain was to be employed. Andersen explained that the one in the middle of the space will be fitted with a shop sink with the approval of Water/Wastewater Superintendent Eric Severance. The other will be closed off.

Stewart asked if there were any plans to light the sign. D. Andersen said he might install downcasting solar lighting. Kennedy asked whether any carcinogenic chemicals would be employed. Sennett explained that the process is a certified organic process in the U.K. and there is an effort to secure organic certification in the U.S. too. Andersen said a mild Seventh Generation soap is used only in the first wash. He said the pickle bath will contain phosphates, which is why it will be transported off-site for disposal. Kennedy asked if VNS was a for profit company. Sennett said that it is for profit.

Watanabe asked if the process would produce any odor. Andersen said it would not produce noticeable odor. Fan drying may produce minimal odor, but it will be conducted fully inside the building. Sennett explained that these will be skins that otherwise would have been disposed of as waste at the slaughter house. The focus is sheepskins, but Andersen said some goat and alpaca may also be processed. Sennett explained that it will be a value added product focus. Stewart asked about the drip drying without a floor drain. Andersen explained that most moisture evaporates, as the skins are already squeegeed dry after rinsing.

Gordon indicated that she is the next door neighbor to the site and that a previous use resulted in smokestack emissions that released at the level of her windows, so, she has ventilating concerns, particularly because she has COPD. D. Andersen indicated that the operations should not be noticed by Gordon. Sennett added that there would be no burning of anything in the building.

Stewart motioned to close the hearing. Kennedy seconded the motion. The motion carried 5-0-0.

7. Manchester Hotel Associates II, LLC, 4595 Main Street, Conditional use, site plan, and design review for microbrewery/restaurant with waiver request.

Waker administered the oath to Kirk Moore, Kevin Mullaney, Chris Ponessi, Rolf Biggers, Steve Houghton, Mark Read, and Rachel Bowlen. Moore gave a project overview and Hurley displayed the site development plan on screen. Moore described the previously permitted development for comparison to the current proposal. Mullaney his intent to honor the marble quarrying/milling history of the area by incorporating marble and mill features into the building.

Biggers described his concept for the building as being grounded in history. He characterized traditional New England architecture as consisting of a series of simple shapes or forms. He sought to complement the Hampton Inn structure while tying into the architecture of the historic village and with newer structures such as the Manchester Community Library. The marble industry is referenced by a circular marble wall, marble foundation, and marble chimney. These are paired with charcoal for a black and white exterior with warm wood toned interior. Biggers said he was quite receptive to the DAC recommendation to make it less barn like and more mill like. He removed barn elements and switched to painted steel. He characterized the result as a balance between old and new with traditional forms and modern materials.

Kennedy motioned to extend the meeting until 10:00 PM. Watanabe seconded the motion. The motion carried 5-0-0.

Waker proposed a site visit for October 20, 2021, at 5:00. Others agreed. Biggers explained that the brewery structure was conceived to complement the hotel, not compete with it. The wooden interior will be visible through the southern glass façade both day and night. Kennedy asked with grade level window would be openable. Biggers said they would be doors and they will open. Watanabe asked if windows would be glazed. Biggers said they would all be clear. Watanabe asked if the Design Advisory Committee could be convened to comment on the revised design in two week. Hurley said she would contact committee members to see if that could be scheduled. Ferrarin asked what material the pavers would consist of. Biggers said that detail has not yet been finalized, but that avoiding heat island effect will be important. Brick might be a good option.

Waker asked for comments from the audience. Houghton expressed concern about construction noise especially in the early morning hours. Moore indicated that construction could be limited to Monday through Saturday after 8:00 AM. Mullaney explained that the Hampton Inn project was a much more complicated construction project involving many subcontractors for demolition, site grading and preparation and multiple stories. The brewery will be simpler, one story on a shovel ready site. Biggers suggested it would involve an 8 to 9 month construction schedule. He also noted that the hotel would act as a noise shield.

Read asked whether the outdoor dining area would function as an event space. Moore said that the intent is to provide a family oriented business with regular restaurant hours and not compete with the area wedding venues. Maybe an occasional rehearsal dinner would be hosted. Read remarked that brewing operations can result in strong odors. Ponessi confirmed it will be a 10 barrel system. For reference Moore said the Long Trail Brewery employs a 300 barrel system. Moore added that this one is a microbrewery with a ventilation system that will prevent odor. Ponessi added that the water/wastewater connection has been worked out with the town engineer.

Mullaney indicated that the site development plan includes final sidewalks, streetlights, and landscaping all the way down to Hillvale that had been put off previously. Ponessi pushed back against the request to retain one-way traffic on the north access drive. Moore asked the board to consider the traffic study that was submitted on Friday. Hurley said she would invite the AAG to the site visit.

Watanabe motioned to continue the hearing until October 20, 2021. Ferrarin seconded the motion. The motion carried 5-0-0.

The meeting ended at 10:00 PM.

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For the Development Review Board Date