TOWN OF MANCHESTER, VERMONT
DEVELOPMENT REVIEW BOARD MINUTES
November 2, 2022
KILBURN MEETING ROOM
Board Attendees: Tim Waker, John Watanabe, Ray Ferrarin, Kyle Emge, Cathy Stewart (via Zoom).
Staff Attendees: Planning & Zoning Director Janet Hurley, Interim Town Manager Leslie Perra, Assessor Gordon Black (via Zoom), Assistant Zoning Administrator Peter Brabazon (via Zoom).
Public Attendees: Jaydeep Gandhi, Jim Hand, Greg Sukiennik, Marek Kovac, Paul W. Carroccio, Jordan Keagy, Sylvia Jolivette, Bill Drunsic, Steven Henry, Joanne O’Connor (via Zoom), Ryan Porter (via Zoom), Dan Mackey (via Zoom), Zach Casey (via Zoom), Paul T. Carroccio (via Zoom).
Hurley initiated recording. Waker called the meeting to order at 7:30 p.m.
Minutes of the October 5, 2022, Meeting.
Ferrarin motioned to approve the minutes as drafted. Watanabe seconded the motion. The motion carried 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. Gandhi reported that the occupancy limit of 12 that was discussed previously for this application was a mistake. Each of the twelve units, he said, is fitted with a king-sized bed that could accommodate a couple. Consequently, he said, the occupancy limit should be 24, rather than 12. He added that three washers and dryers were available and adequate communal dining facilities were available adjacent to the communal kitchen.
Waker asked Gandhi how the reduced curb cuts were working out. Gandhi indicated that the school bus driver preferred not to back up to turn around, but otherwise reported no problems. Stewart asked why the bus was serving a lodging establishment. Gandhi explained that both the Chalet and Econolodge had residential apartments. Hurley added that the Chalet residential apartment would not be occupied during the winter residential use. Jolivette argued that the number of curb cuts should not change and asked why the RB wanted the elimination. Waker explained that fewer curb cuts provides better public safety. Ferrarin agreed that it is a safety issue.
Ferrarin motioned to close the hearing. Emge seconded the motion. The motion carried 5-0-0.
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 administered the oath to Ryan Porter. Hurley displayed the revised site plan. Porter explained that the ball machine shed had been added. He described the plan for covered bays (over tee boxes) with drip edges and a putting green with artificial turf (samples shared previously). He said he hopes to cover 12 tee stations and confirmed that it would consist of wooden construction with black metal roofing to match the shed roof. He added that eventually he would like to replace the roof on the main structure to match as well.
Waker asked about delineation of parking spaces. Porter indicated that he does not expect an increase in traffic to the site until he pursues further future improvements and that the parking lot functions well for now. He was receptive to delineating parking spaces with those future improvements. Watanabe asked about lighting. Porter responded that he would install flood lights to be triggered by motion sensor on the driving range side of the main building. Hurley explained that they would need to be fully shielded, downcasting, and LED could not exceed 3000K color temperature.
Henry asked whether any landscaping was proposed to screen the new structure. Porter responded that no landscape screening was proposed and pointed out that he has made significant aesthetic improvements to the facility. Hurley added that the site is in the industrial zoning district and not subject to design review, which is not to say that screening is not relevant. Porter confirmed that the proposed lean-to would be installed over a concrete foundation and would not consist of a tent structure.
Watanabe motioned to close the hearing. Ferrarin 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 Zach Casey, Dan Mackey, Leslie Perra, Bill Drunsic and Sylvia Jolivette. Hurley displayed a revised site plan. Drunsic provided an update on the EV charging stations plan. He reported that GMP is now committing to installing 4 charging stations and he suggested relocating them to spaces 1 through 4 as shown on the plan. Casey explained they would consist of 4 level 3 DC fast chargers (150kW charging dispensers) and users would pay for the charging and would be surcharged if they stayed beyond the full 45- to 60-minute charging period. Waker agreed that it made sense to relocate to the northwest corner of the lot because it would be easy to add more along that end of the lot later.
Drunsic asked whether each charger would be devoted to one parking space or two. Casey recommended 8 parking spaces between the 4 chargers. He reiterated that a surcharge would dissuade users from staying beyond the full charging period. He confirmed that if power were shared between two cars, charging time would be twice as long. Drunsic recommended keeping it to just four spaces without the power sharing. Waker and Watanabe asked what the town’s plan was for policing the use of the charging spaces. Perra indicated that it would not be a priority. Waker said that conduit could be laid to facilitate expanding beyond the 4 charging stations as demand increased.
Perra confirmed that shrub planting in between trees on the north side of the lot are no longer proposed. This is to allow continued winter snow plowing onto the MEMS field, and this is why there is no curb on the proposed sidewalk, she continued. Watanabe asked why sidewalk was not proposed for the entire length of the parking lot. Perra indicated that the sidewalk is meant to serve the MEMS drop-off activity up to that proposed point on the site. She added that the town will not be able to guarantee that the sidewalk will be fully plowed. For the charging station spaces, Perra confirmed that snow can be pushed westerly instead of northerly.
Waker asked whether the pavement would be pitched to prevent runoff onto adjacent westerly property. Drunsic indicated that it would be pitched to direct runoff to catch basins as shown. Waker asked if the controlled discharge of the underground system would lead to parking lot flooding. Drunsic offered that the system capacity would be appropriately sized to accommodate rain events. He added that this would not mean that there could be some puddling during rain storms. Emge indicated that he was glad to see the proposed length of sidewalk. There was some discussion about demarcating walkway to the Walgreens entrance, using common sense in the parking lot, and unknowns about how the new parking lot will be used.
Drunsic reported that GMP has asserted it has permission from the school to locate transformers on school property. Henry asked whether truck chargers were considered and who the charging vendors would be. Casey explained that GMP is looking at two different vendors, some interfaces are vendor neutral, use QR readers or credit cards, but that GMP is trying to establish a statewide standard. Henry asked whether a pull through station was considered. Casey said that was not considered for this location. There was additional discussion about specifications of the charging systems. Hurley suggested taking the conversation offline, as it was not germane to the DRB review.
Emge motioned to close the hearing. Watanabe seconded the motion. The motion carried 5-0-0.
Verdiggity Living Organics, LLC, 94 Terry’s Loop, Conditional use and site plan review for indoor cannabis cultivation. Application 2022-10-099, Tax Map ID 21-21-35.03.
Hurley displayed application submittals. Waker administered the oath to Jordan Keagy and Paul W. Carroccio. Keagy described his proposed regenerative form of organic cultivation and his experience in the field. He described the proposed manufacturing and wholesale operation, that would operate under the 1,000 sq. ft. cultivating license issued by the Vermont Cannabis Control Board (CCB). He said he will be subdividing the space into 4 completely sealed rooms and there would be no point of sale at the location.
Keagy described the cultivation process as a closed loop system with no wastewater discharge and little solid waste outputs. He said he will employ dehumidification and air purification systems, and the product will undergo rigorous testing as required by the CCB. He indicated that the CCB also requires strict security measures and he will have a 360-degree HD, 90-day system installed for all points of access. Anyone entering the facility must have a security pass and workers must pass a background check administered by the CCB, he added.
Keagy confirmed that he would have a backup generator for the security system and lighting. He explained that the lighting would be full spectrum LED at 800 Amps for 12 to 18 hours per day. Keagy said he chose the more energy efficient LED system despite significant expense to minimize his carbon footprint. He explained he is positioning to supply a niche market by providing a top shelf Vermont product. Watanabe asked about the security system. Keagy responded that he was unsure who the third-party security firm would call. Waker suggested that the DRB would likely require the call to go directly to the Manchester Police Department.
There was a discussion about whether Keagy could draw from solar power for his generator, or offset energy use with solar.
Waker addressed the conditional use criteria. He asked Keagy whether he was required to install fire protection. Keagy said that he would be required to maintain fire extinguishers only. Waker acknowledged that the facility would not affect the character of the area. Keagy confirmed that traffic would be minimal with only up to two employees and a quarterly box truck to pick up product. He indicated that he would not own the property, making renewable energy development beyond his authority to pursue. P.W. Carroccio, owner representative, pointed out that he participates in a 250kW solar offset project. There was discussion about how the building would be provided adequate power. A new line coming directly off the 12,000 Volt line on Natural Form Way may be required.
Keagy confirmed that in the case of a power outage, he would need to keep the lights on and the temperature above freezing. Stewart asked if Town Consulting Engineer Chrissy Haskins had any concerns about the proposed use. Hurley said that Haskins had requested and been provided the Material Safety Data Sheets for insecticides, fungicides, and fertilizers, and expressed no comments upon receiving them. Waker reminded all that it would be a closed system. Ferrarin discussed the dangers posed by the Organocide with Keagy.
Emge motioned to close the hearing. Watanabe seconded the motion. The motion carried 5-0-0.
Megan Amundson, 6737 Main Street, Side setback waiver request for accessory apartment. Application 2022-09-100, Tax Map ID 16-21-18.00.
Kyle Emge recused himself from serving on the board for this review as he is co-owner. He took a seat in the audience. Hurley displayed the site plan and other application submittals. Waker administered the oath to Megan Amundson, and John and Cathy Rano. Amundson explained her proposal to convert an existing shed into an accessory dwelling unit (ADU) required a side setback waiver. She said a dormer would be added on the north side of the shed to accommodate head space for a stairwell and that this this will require some trimming of tree branches. She explained that the center of the tree line corresponds to the property line. J. Rano confirmed that he installed the fence on the Amundson property about 5 years ago.
Waker reported that he walked the site earlier and estimated the eave to be about 5’8” from the center of the tree line. Watanabe asked Amundson if she thought the fence would need to be moved. Amundson responded that she did not think it would need to be removed but confirmed that some tree limbs would require removal. Waker suggested the board conduct a site visit.
J. Rano expressed concerns about this static building being converted into a domicile and negatively impacting his property value. He suggested that light emanating from the dormer could pose a nuisance to his nearby house, and there could be noise and parking issues. He reported that he was advised that the conversion would detract from the value of his property. He explained that his property constituted the historic Bryant homestead. He said the shed is not objectionable, but use as a dwelling unit is a different story.
Amundson indicated that the number of residents would be limited by the 300 sq. ft. size and she suggested that the dormer would not require windows. J. Rano said he is all for affordable housing but he needs to protect the value of his property. Amundson indicated that this would be market rate housing, not affordable. She added that if she cannot secure the waiver, she would plan an ADU further back on the property that meets setbacks.
There was a discussion about the appeal process and ADU statutes. Waker reiterated his desire to schedule a site visit. Watanabe asked whether the dormer could not have windows. Amundson confirmed that windows were not necessary. A site visit was scheduled for Monday, November 7, 2022, at 9:00 am.
Watanabe motioned to extend the meeting until 9:45 pm. Stewart seconded the motion. The motion carried 5-0-0.
Waker proceeded through the waiver criteria. Reusing the existing shed would not change the character of the area. J. Rano indicated that he thinks it will impair the value of his property. Amundson asserted that the waiver would allow continued residential use. She added that additional landscaping could be installed to add privacy. Waker agreed that the provision of a housing unit could represent mitigation of the encroachment. The requested waiver would be the least that affords relief, as it would allow the use of the shed to be converted.
Ferrarin motioned to recess the hearing until November 14, 2022, at 5:00 pm. Watanabe seconded the motion. The motion carried 5-0-0.
Other Business.
Hurley indicated that two subdivision applications have been submitted.
Ferrarin motioned to go into closed deliberative session. Watanabe seconded the motion. The motion carried 5-0-0 at 9:45 p.m. Hurley noticed that recording had already been stopped, when connection was lost and then re-established at about 1 hour and 15 minutes into the meeting during the Verdiggity hearing. The meeting ended at 9:45 p.m. according to the rules. The next regular scheduled meeting of the board is for December 7, 2022.
___________________________________________ _____________________________
For the Development Review Board Date