2021-12-01

Town of Manchester, Vermont

Development Review Board

Meeting Minutes – December 1, 2021

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

Staff Present: Planning & Zoning Director Janet Hurley.

Also Present: Greg Harrington (Via Zoom), Ron Rodriguez, Karen Geriak, Adam Dworkin, Paul & Chrissy Carroccio, Jason Dolmetsch, Brent Lacoste, Samantha Stone, Sharon & Frank Kropa, Mike Kilburn (via Zoom), Mike & Lilibeth Foley (via Zoom), Eric Weissleder (via Zoom), Erica Lin (via Zoom). ______________________________________________________________________________________________________________

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

1. Minutes of the November 3, 2021, Meeting.

Ferrarin motioned to approve the minutes of the November 3, 2021, as corrected. Stewart seconded the motion. The motion carried 4-0-0.

2. Manchester Elementary & Middle School, 80 Memorial Avenue, Site and design plan for parking lot lighting with height waiver. Application 2021-09-097, Tax Map ID 32-50-32.00. Continued hearing.

Watanabe administered the oath to Greg Harrington. Harrington explained that after the site visit he decided to go with 16’ height. Hurley displayed the revised photometrics with seven poles around the perimeter of the parking lot and two interior poles. Harrington said the perimeter poles would be installed as soon as possible and the interior poles in the spring if additional light is needed. Hurley asked if the interior pole locations were workable. Harrington indicated they were, but unfortunately they did not correspond to the two current interior pole locations. Harrington was unsure as to whether the interior poles would be fitted with double heads as shown on the photometrics.

Stewart motioned to close the hearing. Kennedy seconded the motion. The motion carried 4-0-0.

Harrington indicated he had an additional concern.

Kennedy motioned to reopen the hearing. Ferrarin seconded the motion. The motion carried 4-0-0.

Harrington noted that the Design Advisory Committee had recommended 2700K color temperature, but the lights are available only as low as 3000K color temperature with up to 200K deviation. Hurley indicated that the Ordinance allows up to 3000K.

Ferrarin motioned to close the hearing. Stewart seconded the motion. The motion carried 4-0-0.

3. Rodriguez, 4659 Main Street, Site and design plan for shed. Application 2021-09-100, Tax Map ID 31-50-35.01. Continued hearing.

Watanabe administered the oath to Ron Rodriguez. Hurley displayed the site plan on screen. Rodriguez distributed a series of 26 photos that illustrated the parking areas in question, the rear accessible entrance to the restaurant, and his depiction of the property line adjacent to the shed as currently installed. He argued that parking at the south side of the restaurant is unworkable due to proximity to the driveway entrance on one side and accessible access to his building on the other. He argued that even one parking space here would present safety issues to pedestrians accessing the front entrance to the restaurant. He noted that he has had planters lined up to delineate the area for pedestrians and every few years planters will be damaged by cars.

Kennedy asked about the two parking spaces as delineated on the Geriak/Dworkin site plan. Hurley explained that the Long Trail Engineering site plan submitted by Geriak shows 30 parking spaces, two in this area. She recalled from Dworkin’s testimony that only 29 spaces total are required by the deeded shared parking arrangement and it remains to be seen as to whether the DRB thinks even one space is workable in the location. Watanabe asked who installed the asphalt curbing shown in the photos. Rodriguez explained they were installed by Shalit in 1994 or 1995 to direct stormwater runoff from the parking lot away from the building. Ferrarin asked Rodriguez about cars colliding with the potted trees. Rodriguez reiterated that they were routinely hit by cars backing out of parking spaces in front of 4645 Main Street every few years.

Rodriguez showed (photos 13 through 26) that the shed provides more than a five foot setback (7 feet at the front corner and 10+ feet at the back corner) from his understanding of where the property line is. He proposed moving the shed two feet closer to his deck, thereby increasing the setback from the property line. He could then remove the dead tree and add pavement to reclaim a parking space here. He also agreed to the idea of making a payment in lieu of parking for the additional deficit of one parking space.

Watanabe administered the Oath to Adam Dworkin. Dworkin disputed Rodriguez’ depiction of the property line and suggested that the line was actually 4 to 5 feet closer to the shed. He referenced an Atlas survey that he shared at the site visit. He contended that Rodriguez’ proposed solution improperly encumbers the Geriak/Dworkin property. Watanabe asked Dworkin to confirm his concern. Dworkin confirmed that he does not want to see any loss of parking spaces. Rodriguez indicated that he is agreeable to all the points raised in Hurley’s staff review.

Ferrarin motioned to close the hearing. Kennedy seconded the motion. The motion carried 4-0-0.

4. Geriak, 4645 Main Street, Site and design plan for restaurant. Application 2021-10-105. Tax Map ID 31-50-35.02. Continued hearing.

Watanabe administered the oath to Karen Geriak and Adam Dworkin. Watanabe asked the date of the Long Trail Engineering site plan. Geriak said it was produced a few weeks ago for the purpose of this application. Geriak oriented board members to the photometrics. She said it is not drawn to scale but depicts the light levels in the parking lot that would result from the proposed 16’ pole lights. Geriak described her request for a 12 sq. ft. wall sign on the front of the building and 9 sq. ft. wall signs for each side. She described the proposed bluestone patio with stone wall, the proposed shed location with arborvitae screening, repaired and extended stockade fencing or higher quality cedar fencing that she received a quote for just today.

Watanabe asked that the specifications for the cedar fencing be submitted to Hurley. He asked what the height of the arborvitae would be at planting. Geriak said they are fast growers and would be 6 to 8 feet and she would remove 8 pine trees to make way for the arborvitae. Geriak continued summarizing the proposed site and design plan elements, including 4 bluestone table pads in the front, request to retain the black awnings and steel shelf under the take out window, and replacement of the siding with Hardiboard. She described the two 7’ x 7’ dumpster enclosures that would be cut into the embankment at the edge of the pavement behind the restaurant and behind the mixed use buildings. She indicated there would also be a pad for a freezer at the southwest corner of the building next to the shed.

Geriak proposed a length of split rail fencing to separate the front yard from the parking lot that would be removed in the winter to facilitate plowing. One of these two parking spaces would be dedicated ADA compliant. Dworkin explained that a ramp for ADA access to the restaurant would be required at the front entrance. This would be 3.5” high and may fit entirely within the front vestibule. At a maximum 1 over 12 slope, this is still to be determined. Dworkin said it would either be poured concrete or aluminum. Hurley warned against the portable aluminum ramps as cumbersome.

Kennedy asked if the applicants would be addressing the condition of the parking lot pavement. Dworkin said that he would address these issues in the spring. Kennedy asked if the pink precast barriers would be removed. Dworkin confirmed that they would be removed from the site. Watanabe asked what number of seats were proposed. Geriak said that number would remain within current allocation for now. In the future she may pay allocation for ten more seats. There was discussion about exterior lighting standards and existing lights on the mixed use buildings. Hurley indicated that the Ordinance requires lighting to be extinguished by 10:00 p.m. or one hour after closing. Board members asked if more detailed photometrics could be submitted to Hurley showing the full extent of the pole lighting. Geriak indicated she would request this.

Ferrarin motioned to close the hearing. Stewart seconded the motion. The motion carried 4-0-0.

5. Samantha Stone, 12 Irene Way, Request for waiver for placement of shed outside of building envelope. Application 2021-09-089, Tax Map ID 39-50-28.00.

Watanabe administered the oath to Samantha Stone and Brent Lacoste. Hurley displayed a site plan on screen. Stone explained that her property is one of the lots in the Jennifer Lane subdivision developed by Habitat. She described the effort to replace an existing shed with a slightly larger one. She explained that the original shed was outside of the approved building envelope, the new shed could only be located in the same vicinity, so they would need an amendment to the building envelope. She and Lacoste also discovered that a sewer line from the adjoining neighbor ran under area of the proposed shed to the location under a manhole in the street in front of her property. She mentioned that some trees were cleared to make way for the larger shed. She indicated that the shed would be placed on runners making it easier to move if work on the sewer line were required.

Hurley showed the deeded easement depiction on screen and quoted the deed language. She suggested that Stone should get an agreement in writing that allowed the shed to be placed within the easement area. She suggested the DRB could close the hearing and condition an approval on securing a written agreement with the neighbor and Habitat. In response to board members’ queries, Stone argued that the proposed location is really the only workable location for a shed on her property.

Stewart motioned to close the hearing. Ferrarin seconded the motion. The motion carried 4-0-0.

6. 282 Highland Farm, LLC, 266, 268 & 282 Highland Avenue, Site and design plan review for mixed use redevelopment with lot merger and waiver request. Application 2021-11-119, Tax Map ID 33-50-64.00 & 33-50-66.00.

Watanabe administered the oath to Paul Carroccio and Jason Dolmetsch. Hurley displayed site and design plans on screen. Carroccio explained that he and Chrissy Carroccio purchased the Dee’s Electric property from Mike Kilburn and plan to remove the chicken coop barn currently used as a metal shop and replace it with an eight unit residential building. He said the existing house and office building, still used by an electrical contractor, will be retained. He noted that he read the staff review and is in agreement with Hurley’s points raised. The new residential units will consist of single level two bedroom apartments with elevator access to all floors and a bottom floor parking garage. Heating and cooling will be by electric heat pumps. There will be an exterior propane fire pit.

There was a discussion of landscaping standards and proposed landscaping options. Hurley indicated that the proposed landscaping plan provides more than what the ordinance requires. Carroccio directed attention to a preferred alternative landscaping plan with a lesser number of trees proposed along the southerly property line. Carroccio indicated that he and Chrissy Carroccio envision owning the site in perpetuity. He explained that a garage attached to the office building would be used by the residential tenant of the house. Kennedy asked if the electrical business has many trucks. Carroccio suggested there may be two trucks.

Carroccio explained that he is proposing merging the two lots and retaining the existing two curbcuts so a waiver from the one curbcut per lot limit is requested. Watanabe read through the waiver criteria and Carroccio agreed that his request met each criterion. Carroccio noted that underground power is planned and that the multifamily building would be fully sprinklered. He explained the rear wing of the office building will be removed to allow turning radius for the town’s large fire truck to fully access the lot. Carroccio said the apartments would have nine foot ceiling to add to the sense of space.

Watanabe asked if there were any buried propane tanks. He said there are no propane tanks on site currently, and there would only be one proposed for the fire pit. Kennedy asked if Carroccio consider solar panels. Carroccio said he did not feel the project was well suited for solar. Kennedy asked about wet conditions at the rear of the lot. Dolmetsch explained the stormwater plan noting that there will be a net reduction in runoff with this redevelopment. Hurley noted the stormwater features on the site plan. Carroccio added that the soils appear to be well drained, even in the rear ravine area where the stormwater pipe will discharge. Carroccio continued by describing design elements of the new building, including vertical shiplap Hardiplank siding, pewter asphalt roofing shingles and black windows. Elevation renderings were referenced on screen.

Watanabe asked if there were questions from the audience. Eric Weissleder and Erica Lin of 705 Rupert Road, Sandgate, 05250, are abutting landowners and had questions and comments. Weissleder and Lin asked about the increase in traffic that would result from this development and expressed concerns about the safety of kids and families in the neighborhood. Carroccio argued that the proposed redevelopment would not result on more traffic than historic levels when Dee’s Electric operated at peak with 20 trucks along with Bob Bebins’ metal shop and the house on the site. Lin asked what kind of ownership is proposed. Carroccio said he did not have a plan for ownership structure yet.

Frank Copra referenced existing water and sewer connections for the house and office building on the site and asked what the plan was for the new building. Carroccio referenced the new sewer line and water service on the site plan. Kropa asked if there would be a new sewer manhole. Dolmetsch confirmed that there would be. Kropa asked where mail to the new residences would be delivered. Carroccio said he had not worked that out with the post office yet, but ideally it would be delivered into mailboxes in the lobby. Carroccio said if that was not possible, mailboxes would be carefully located on the site. He said he would not want to see more mailboxes on Highland Avenue. Sharon Kropa asked when construction would start. Carroccio indicated he would like to get started in the spring.

Watanabe asked what state permits would be required for the project. Dolmetsch indicated that water & wastewater permitting would be required along with a stormwater construction permit. F. Kropa asked what kind of heat was proposed. Carroccio indicated electric heat pumps were planned. Kropa asked for confirmation that there would be less pavement in the vicinity of the proposed fire pit. Carroccio indicated that the project would result in less pavement.

Mike Foley of 283 Highland Avenue asked whether he should have received notice of this hearing. Hurley indicated that he should have. He asked for confirmation that new residents would be using the north driveway and noted that this would result in full time rather than just business hour traffic. He asked whether screening of headlights from this driveway would be in order.

Stewart motioned to extend the meeting to 9:50. Ferrarin seconded the motion. The motion carried 4-0-0.

Foley urged the DRB to make sure the town would evaluate safety along Highland Avenue, particularly on the hill, considering that more traffic will be using the road. He contended that getting up and down the hill safely is a challenge and the town should offer a sidewalk and other improvements before allowing more development. Foley asked what type of roofing was proposed. Carroccio indicated it would be asphalt. Lin seconded the call for a sidewalk. She asked whether there would be lights along the driveway. Carroccio responded that there would be no lights installed along the driveway. Carroccio also expressed support for a sidewalk being added to Highland Avenue. Lin also expressed concern about nighttime headlights from exiting vehicles.

Kennedy agreed that there are dangerous conditions along the road, particularly at the bottom of the hill. F. Kropa noted that Equinox on the Battenkill includes a very large number of units, but produces very little increase of traffic on Union Street. Watanabe asked what type of housing this would be. Carroccio said he mainly envisioned the new units to be used as primary residences for retirees.

Kennedy motioned to close the hearing. Ferrarin seconded the motion. The motion carried 4-0-0.

Stewart motioned to adjourn and go into closed deliberative session. Ferrarin seconded the motion. The motion carried 4-0-0 at 9:43 p.m. Hurley ended the recording.

_____________________________________ ______________________

For the Development Review Board Date