Town of Manchester, Vermont
Development Review Board
Meeting Minutes – March 9, 2022
Development Review Board Present: Tim Waker, John Watanabe, Ray Ferrarin, Cathy Stewart, John Kennedy.
Staff Present: Planning & Zoning Director Janet Hurley.
Also Present: Ed Clark. ______________________________________________________________________________________________________________
Hurley initiated recording, Waker called the meeting to order at 7:31 p.m.
Minutes of the February 16, 2022, Meeting.
Ferrarin motioned to approve the minutes of the February 16, 2022. Stewart seconded the motion. The motion carried 5-0-0.
Northshire Community Fieldhouse, 340 Rec Park Road, Site and design plan review for 74,000 sq. ft. indoor recreation center with height waiver request, continued hearing. Application 2022-01-004, Tax Map ID 15-20-27.00.
Hurley reported that John O’Keefe withdrew the application subsequent to the town votes on the matter of the fieldhouse.
Watanabe motioned to close the hearing. Stewart seconded the motion. The motion carried 5-0-0.
Deyo Clark Expedition, LLC, 6225 & 6229 Main Street, Site plan review of contractor’s yard use with construction of 58’ x 40’ steel building. Application 2022-02-008, Tax Map 16-20-10.00.
Kennedy summarized the proposal as he understood it and the staff request for additional information. Clark described the building. Watanabe asked whether materials would be stored on the porch. Clark indicated that materials are constantly shifting and would be staged there until they could be transferred inside or off-site. He said that mowers may be parked on the porch overnight during rain events. Waker and Kennedy argued against the idea of a cluttered porch visible from Main Street. Other DRB members generally agreed. Hurley asked whether the three parking spaces would be adequate. Clark indicated there are only three employees on the mowing crew.
There was discussion about the broader plan to relocate operations to the site from the 6137 site. Hurley questions whether there was enough room on the new site for the entire operation. Waker encouraged Clark to take stock of all equipment that would be transferred and to indicate with different colored flagging where on the site it would be so that it can be assessed during a site visit. Waker added that the site plan should show the extent of where materials will be stockpiled. Ferrarin asked what the other site would be used for if everything were transferred to the new site. Clark explained that would be up to his partner, Deyo. Clark estimated the transfer of operations would occur over the course of two years. Hurley stressed the need to account for parking of all of the businesses vehicles and equipment.
Waker asked why fencing was proposed in the front of the building unless the area between the fencing and the building will be used to store material. Hurley suggested the building and landscaping would be better looking than the fence and not require the upkeep. Ferrarin asked Clark to describe the building cladding. Clark said that it would have a metal roof and would be made to look like a barn with stone veneer over the concrete stem wall. Ferrarin asked about the building height and whether it had an attic. Clark indicated there would be no attic. The height to peak is 23’10”, height to eave is 14’, and there is a cupola. Hurley explained that the defined height is 18’11.
Watanabe noted the lighting specifications and asked about the lighting plan. Clark explained that the three lights would be mounted centrally above doors on the north, south, and west sides. Hurley suggested the elevation drawings should reflect the light mountings. Clark indicated that the south side door would be an emergency exit. Board members generally agreed that there should be a roof over the door to maintain such access when snow or ice falls from the building roof. Clark indicated he would prefer a plain galvanized metal roof and that the shininess would wear off within a year. He said the garage doors would be painted to compliment the rest of the structure. Watanabe asked Clark to provide a sample of the stone to be used. Clark said he would do that.
Clark indicated that there would be no significant hazardous materials storage. He explained that crews gas up each morning at local filling stations. There may be one quart containers of oil on site. Watanabe asked if there would be a floor drain. Clark confirmed there would not be. There was a brief discussion about floor drain standards. Clark said there would be no plumbing, heating, or insulation of the building initially. Waker asked whether vehicle maintenance was conducted in house. Clark indicated that routine maintenance would be conducted on site, but that repair work would be provided by others off site. He explained that they would have approved used oil containment to be delivered regularly to a waste oil service.
Waker asked about gaining right of way from Peckham Industries for the new access drive. Clark reported that lawyers were working on an agreement. Hurley asked whether the three bay garage would revert to residential use. Clark said it depends on how much space the landscaping operation needs. Hurley indicated that landscaping specification need to be added to the plan to show conformance with ordinance standards. She added that stormwater treatment details should also be added. This might include a stone lined drip edge under the eaves of the new building, cross sections of the new driveway and parking area, and a culvert at the Hunter Park Road intersection.
Kennedy stressed that this a gateway approach to town from 7A North and he doesn’t want it looking like the 6137 site in a couple of years. He expressed concern about the overall look in a couple of years. Ferrarin asked about waste storage. Clark explained that pallets are returned to distributors and waste is brought to Casella rather than stored on site. Board members asked about utilities. Clark explained that there is an existing power pole on the southwest corner of the building from which power will be secured from a buried line. Board members indicated that the existing well and water lines, and the septic system should all be shown on the site plan. Ferrarin asked about hours of operation. Clark said the business operates during daytime hours, typically 8:00 a.m. to 3:00 p.m.
The DRB decided to hold a site visit on Wednesday, April 6, 2022, at 5:00 p.m.
Clark raised the possibility of operating from the Lawrence Grant site on Boulder Road off of East Manchester Road. Hurley displayed the site on screen and indicated it would be a nonconforming use. She displayed the flood hazard at the south end of the parcel and noted that some of the operations there appear to occur on State Route 7 right of way. Board members generally thought the site would be suitable for continued contractor’s yard use.
Ferrarin motioned to recess the hearing until April 6, 2022. Stewart seconded the motion. The motion carried 5-0-0.
Kennedy motioned to adjourn. Ferrarin seconded the motion. The motion carried 5-0-0 at 8:55 p.m. Hurley ended the zoom session.
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For the Development Review Board Date