TOWN OF MANCHESTER, VERMONT
DEVELOPMENT REVIEW BOARD MINUTES
October 5, 2022
KILBURN MEETING ROOM
Board Attendees: Tim Waker, John Watanabe, Ray Ferrarin, Kyle Emge, Cathy Stewart.
Staff Attendees: Planning & Zoning Director Janet Hurley.
Public Attendees: Ally Rotundo, Jaydeep Gandhi, Ashwin Gandhi, Jeffrey Cavanino, Bill Nupp, Abigail Chaloux, Frank Parent, Greg Sukiennik, Sylvia Jolivette, Eric Levy, Bill Drunsic, Mark Greenberg (via Zoom), Andy Comeau (via Zoom), Vivian Thomas (via Zoom), Ja-beep Bopp (via Zoom), Greg Harrington (via Zoom), Brian Benson (via Zoom).
Hurley initiated recording. Waker called the meeting to order at 7:30 p.m.
Minutes of the September 7, 2022, Meeting.
Ferrarin motioned to approve the minutes as drafted. Watanabe seconded the motion. The motion carried 4-0-1 with Stewart abstaining.
Mark Greenberg, 557& 575 Depot Street, Change of use and site and design plan review with waiver request. Application 2022-03-020.2, Tax Map ID 37-50-33.00.
Waker administered the oath to Frank Parent, Eric Levy, Vivian Thomas, Ja-beep Bopp, and Mark Greenberg. Hurley displayed the latest revised site plan on screen. Parent described the changes made after the September 7, 2022, meeting, including adding a pedestrian connection from the public sidewalk to the Firefly deck and front entry, arborvitae along the Highland Avenue property line, utility pole guy wire and reconfigured planting island to protect it, and new waste enclosure location. He explained that no new plantings are proposed along the westerly property line, because snow plowing activity would interfere. He suggested that Zoey’s deli could add its grease trap to the waste enclosure.
Thomas asked for clarification about where the enclosure is proposed and whether there is adequate clearance for waste hauler access. Parent confirmed that the location had been tested and found to be functional. Parent expressed receptivity to the idea of adding tire stops to protect the planting islands. He confirmed that snow would be pushed to the northwest corner of the lot. He added that the new front planting beds would contain a mix of plantings matching those within the existing bed in front of the gas pumps. Watanabe asked about the design of the waste enclosure. Levy confirmed that it would be wood with a steel framed gate.
Ferrarin motioned to close the hearing. Stewart seconded the motion. The motion carried 5-0-0.
Manchester Elementary & Middle School, 80 Memorial Avenue, Site and design plan changes associated with the installation of outdoor classroom, continued hearing. Application 2022-07-071, Tax Map ID 32-50-32.00.
Waker administered the oath to Greg Harrington. Hurley displayed the pavilion on screen. Waker reported on the DRB site visit. He explained that a pathway and fencing was discussed to separate students from buses and cars. Harrington said that a fence is not feasible because of the need to push snow off of the parking lot onto the area. If maintaining the pathway is needed in the winter, Harrington said that the snow could be pushed further to clear the pathway as well as the parking lot. Watanabe asked if a crosswalk from the gymnasium across the parking lot driveway to the grass field was planned. Harrington said that would be pursued. Waker indicated that a site plan showing the pavilion location and pathway was still needed. Harrington indicated that the pavilion would be installed in the Spring of 2023.
Jolivette urged the school district to consider a comprehensive landscaping plan and to protect what greenspace it has. She said she would hate to see a proliferation of structures encroaching on the greenspace, especially structures that don’t have year-round use.
Watanabe motioned to close the hearing. Emge seconded the motion. The motion carried 5-0-0.
Andrew Comeau dba Aloyicous, 1174 Beech Street, Customary Home Occupation with waiver request. Application 2022-08-083, Tax Map ID 16-21-74.00.
Waker administered the oath to Andrew Comeau. Hurley displayed the site map on screen. Waker reported that the consensus from the site visit was that Comeau should add some gravel between the road stop fencing and the shed to provide more turn around space for drivers pulling back onto Beech Street. In addition, Waker reported that installation of split rail fencing along Beech Street was suggested to prevent customers from pulling over and stopping on Beech street to get their pizzas.
Emge motioned to close the hearing. Ferrarin seconded the motion. The motion carried 4-0-1, with Stewart abstaining.
802 Golf Academy, 46 Hunter Park Road, Site plan review for construction of covered tee boxes and putting green. Application 2022-03-021.1, Tax Map ID 16-20-07.00.
Waker explained that the Applicants agreed to postpone review until November.
Watanabe motioned to continue the hearing to November 2, 2022. Ferrarin seconded the motion. The motion carried 4-0-0.
JK Hospitality, LLC, 2187 Depot Street, Change of use of the Econolodge to seasonal residential per Adaptive Reuse. Application 2022-08-092, Tax Map ID 19-20-23.
Waker administered the oath to Jaydeep Gandhi and Abigail Chaloux. Hurley displayed the site plan on screen. Chaloux explained the plan from change of use to accommodate Stratton Mountain Resort workers from November 1 through April 16. She summarized the need for waivers for the setback for an existing garage, the building footprints for the existing primary structures, and multiple curbcuts. She explained there are 27 units, 16 of them double occupancy, to house 41 residents. She added that the site would continue to operate as a motel for the remainder of the year. She said the well and onsite wastewater systems are adequate for the proposed use.
Chaloux explained that the proposal complies with the adaptive reuse provision because the units will qualify as workforce housing. Residents will have access to storage, communal kitchen and dining facilities and semiprivate outdoor space. She noted that the individual units would not have a dedicated kitchen sink and therefore the change in use requires a waiver from this requirement.
Watanabe asked whether the Vermont Division of Fire Safety is involved in this kind of change of use. Gandhi said that the division wants to see the town permit first, then fire safety would get involved. Gandhi confirmed that he would like to retain the upstairs 3-bedroom apartment as living quarters, while the downstairs would retain the office and communal facilities for the seasonal residents. He confirmed there would be a total of 4 washers and 4 dryers in 3 different rooms on the site available to residents. He said trash pick up is scheduled twice weekly and this is adequate for full motel occupancy. He offered to add another pickup day if this was necessary. He confirmed that the residential occupancy last year was for 41 and the two times a week was sufficient.
Waker asked how access to storage space would work. Gandhi said right now it is just a room. Hurley suggested that demand for these winter workers would likely be low. Gandhi agreed, saying these workers are not coming with many possessions. Watanabe asked if the bus schedule would be the same as last year. Gandhi confirmed that it would be.
There was discussion about the multiple curbcuts and whether the middle curbcut could be eliminated. Gandhi suggested setting up a trial blocking off one of the curbcuts. He asked if he could consider closing the westerly curbcut instead of the middle one because the middle one allows better visibility of the main office entrance. DRB members were agreeable to the idea. Hurley explained that the need to remove noncompliant sign lighting and show that the remaining exterior lighting meets current standards. Chaloux explained that no water wastewater permit is required because no increase in design flow is needed and the 160 residential use does not trigger new water permitting.
Hurley displayed photos of the existing accommodations that will be used for the residential purposes. Gandhi confirmed that the communal dining area could accommodate more than 24 people. Waker read through the staff waiver analysis. Jolivette suggested signup sheets be employed for scheduling kitchen and dining time, as well as laundry use. Benson asked if this was intended for Manchester workers. Hurley responded that it was for Stratton Mountain Resort workers. Gandhi mentioned if he got more inquiries about summer residential use, he would consider seeking year-round approval at the Chalet Annex.
Ferrarin motioned to close the hearing. Emge seconded the motion. The motion passed 5-0-0.
Jai Mataji, LLC, 1875 Depot Street, Change of use of the Chalet Travelodge to seasonal residential per Adaptive Reuse. Application 2022-08-093, Tax Map ID 34-50-20.
Waker administered the oath to Jaydeep Gandhi and Abigail Chaloux. Hurley displayed the site plan and site photos on screen as the proposal was discussed. Chaloux explained the plan for change of use to accommodate Stratton Mountain Resort workers. She said there will be 12 single occupancy units at the Chalet. Hurley asked if there was an existing apartment on the second floor. Gandhi confirmed there was and that it would serve as the communal kitchen and dining area during the winter residential use, but be retained as a residential apartment in the warm seasons while the remaining units were in lodging use. Gandhi described the common laundry facility with 2 washers and 2 dryers, and the dedicated storage space in the basement, below the office. Chaloux confirmed that MSK’s surveyor would verify the lot coverage and building footprint measures.
Gandhi explained that the units consisted of 6 on each side of the middle two-story bay, each unit accessed directly from the parking lot. There was discussion about the existing two curbcuts. Gandhi agreed that with less visibility the easterly curb cut could be shut down. Chaloux affirmed that a proposed dumpster enclosure would comply with Section 6.22 standards. Waker pointed out that existing lighting must be shown to comply with current standards.
At 8:45 PM the building lost internet connection and the Zoom connections were temporarily lost. Discussion was paused until Hurley was able to get the Zoom meeting running again; however, inadvertently, audio was not reconnected until later in the meeting.
Hurley described where she suggested landscaping should be added to screen the parking lot. Gandhi indicated that he would be willing to add such landscaping. Waker read through the waiver analysis from the staff review. Gandhi confirmed that table and chairs would be available for dining. There was discussion about eliminating one of the curbcuts. Mitigation for the kitchen sink and other waivers would involve upgraded lighting, enhanced landscaping and the elimination of a curbcut to improve traffic safety along the Depot Street corridor here.
Jolivette argued that the elimination of curbcuts was unnecessary for this and the Econolodge sites, which she said have functioned well. Hurley displayed imagery showing the density of intersections between the Chalet and Butternut Lane and reminded Jolivette that she had just told the board that the roadway is dangerous in this area. Hurley maintained that the elimination of two intersections would improve traffic safety.
Emge motioned to close the hearing. Stewart seconded the motion. The motion carried 5-0-0.
Town of Manchester, Memorial Avenue Parking Lot, Site and design plan review of paved parking lot. Application 2022-09-096, Tax Map ID 32-50-50.00, 32-50-32.00 & 32-50-54.00.
Waker administered the oath to Bill Drunsic. Hurley displayed the site plan and other project design drawings as they were discussed. Drunsic recounted the planning for improving this parking lot as complicated by multiple ownerships. He said he got involved because he had paid into the town parking fund and therefore had a vested interest in making it happen. He reported that the soils under the lot are silty and will not absorb stormwater. Therefore, he continued, a subterranean stormwater system was designed to release gradually (with a flow restrictor at the outlet end) into the existing Town of Manchester stormwater system. Drunsic explained that the cost would be split with the Walgreens landowner and the town. He advocated for completing the project before winter.
Drunsic added that Green Mountain Power plans to pay for and install six to eight quick chargers along with undergrounding the power lines over the site. He expected the plans for this work from GMP by Friday. Drunsic said the idea is to get all the conduit laid in the ground and finish the work in the winter. Waker expressed concerns about grade changes that may result in runoff onto neighboring property to the west. Others indicated that this would not occur. There was discussion about pedestrian safety within the parking lot. Emge advocated for a designated pedestrian connection to the Main Street sidewalk. Hurley advocated for a crossing between spaces 42 and 13/14. Drunsic disagreed with these notions.
Drunsic described the proposed loading area and employee parking behind the Walgreens. He agreed that the employee parking spaces could be shifted to facilitate access and particularly exit. Waker suggested that two dead and dying ash trees along the west property line be pulled down while the site was under construction. It was noted that the tree warden, Ivan Beattie, would need to be consulted first. Waker noted that there are additional above ground propane tanks at the west side of the building, as well as an underground tank that does not seem to be connected to anything, but that is emitting propane odor. Drunsic said he would make the property owner aware of the situation.
Watanabe asked if the electric charging station spaces would be dedicated to electric vehicle parking. Others agreed that they probably would be.
Emge motioned to continue the hearing until November 2, 2022. Stewart seconded the motion.
Ferrarin motion to extend the meeting to 9:40 p.m. Watanabe seconded the motion. The motion carried 5-0-0.
Drunsic advocated for not continuing the hearing. There was a long discussion about project timeframe. In the end it was generally agreed that construction time would be lengthened if the project were begun before winter, whereas a spring construction start would result in perhaps a two-month construction project.
The motion to continue carried 5-0-0.
Other Business.
No other business was indicated.
Watanabe motioned to go into closed deliberative session. Ferrarin seconded the motion. The motion carried 5-0-0 at 9:40 p.m. Hurley stopped recording and the meeting ended at 9:40 p.m. according to the rules. The next meeting of the board is scheduled for November 2, 2022.
___________________________________________ _____________________________
For the Development Review Board Date