TOWN OF MANCHESTER, VERMONT
DEVELOPMENT REVIEW BOARD (DRB) MINUTES
JANUARY 4, 2022
KILBURN MEETING ROOM
Board Attendees: Tim Waker, John Watanabe, Ray Ferrarin, Cathy Stewart & Kyle Emge
Staff Attendees: Assistant Zoning Administrator Peter Brabazon
Public Attendees: Lisa Mattison, Brenda Jones, Tom Dailey, Laurie Kunz, Frank Parent (LTE), David Spurr (Blaze Design), Brent Herrmann, Ryan Downey, Chris Ponessi, Taylor Corbin, Paul Hardy Michael Ellenbogen, Carolina Ellenbogen, Sylvia Jolivette,
Brabazon initiated recording. Waker called the meeting to order at 7:31 p.m.
Minutes of the December 7, 2022, Meeting.
Ferrarin motioned to approve the minutes. Stewart seconded the motion. The motion carried 5-0-0.
Jim Konopka, 943 Richville Road, Proposed 2 lot subdivision continuation of hearing. Application 2022-10-114, Tax Map ID 23-20-10.00
Waker administered the oath to David Spurr representing the Applicant Jim Konopka who attended via zoom. Mr. Spurr gave a general overview of the site plan. The proposed subdivision would create two lots, lot #1 has an existing residence with 5.1 Acres and will require one new curb cut due to lot line proposed and will eliminate current curb cut to garage from Richville Road. Lot #2 is currently undeveloped, applicant has located on site plan locations for well and septic along with proposed curb cut for access. Applicant plans on having access to the existing garage for personal storage located on Lot #2 via a new Easement to benefit Lot #1.
Waker asked Spurr about the total square footage of the property, which Dave responded to as a total of 473,225 sq. ft. or 10.8 acres. It was noted that the lots were divided as Lot #1 having 235,135 sq. ft or 5.1 Acres and lot #2 having 250,090 sq. ft. or 5.7 acres, both totaling 473,225 sq. ft or 10.8 Acres.
Ferrarin made a motion to close hearing and Watanabe seconded the motion carried 5-0-0.
Laurie Kunz,114 Spruce Street, Proposed 2 Lot subdivision. Application 2022-11-121, Tax Map ID 32-51-62.00.
Waker administered the oath to Christopher Ponessi PE of Mance Engineering representing the applicant Laurie Kunz. The parcel is currently 0.46 acres and with two residences. The parcel will be divided into two lots, Lot #1 will have 0.21 acres and Lot #2 will have 0.25 acres. Each residence is already landscaped, has individual driveways, individual waste lines and a shared water line that splits on the property to separate services with separate shut-offs. There is a single easement required for the shared portion of the waterline as noted. The power lines are located overhead to each of the homes.
This subdivision will allow the sale of Lot #2 to the current tenant.
Watanabe made a motion to close the hearing and Stewart seconded the motion. The motion carried 5-0-0.
William Herrmann, Richville Road, Proposed 3 lot Subdivision, Application 2022-12-124, Tax Map ID 23-20-09
Waker administered the oath to Ryan Downey who is representing the applicant (William Herrmann). Mr. Downey gave an overview of the 3-lot subdivision application. The Herrmann’s are seeking approval to subdivide the existing 27.74-acre undeveloped parcel of land owned into 3 separate lots.
Lot #1 will be reduced in size from the 27.74 acres to 5.00 acres and will remain served by the previously approved on-site inground wastewater disposal system, however the approved House Site and well location will be modified to a location that is not in the existing right- of- way for Green Mountain Power as previously approved by the State of Vermont. This new well location will remain on Lot #1 and the access to the house site will not change.
Lot #2 will be a new 5.63-acre lot served by a new on-site inground sewage disposal system and on-site drilled well with access coming from the existing shared curb cut access to Lot #1 and shared with Green Mountain Power.
Lot #3 will be the remaining 17.02 acre of undeveloped land to remain undeveloped for the present. This lot will be accessible via the shared curb cut with Lot #1 and Lot #2 and Green Mountain Power.
Suitable soils for a 4 -bedroom single family residence wastewater disposal system have been identified on Lot #2 by Ryan Downy (Point of Beginning), along with a well location that meets or exceeds State standards.
Ryan went on to describe the driveway as an extension of an existing logging road. The width and grades of the driveway will meet the requirements for zoning (not to exceed 10% for two lots). The driveway is intended to service only lots 1 & 2. Lot 3 will be left undeveloped and not part of the calculations for a driveway. The applicant understands that they will need to return to the DRB in the event they wish to further develop lot #3.
The concerns for the DRB for this subdivision were due to the steep grades on site. The grades make it more difficult to site a wastewater location. Storm water discharge was discussed with the applicant representative. There are three storm water channels located on the property which the applicant maintained never reaches Richville Road. When prompted by the Board and staff, applicant maintained that there is no history of these drainage structures being inadequate in the past and that the applicant’s contractor would take any remedial steps as required to mitigate any erosion or drainage problem. The representative further stated that these drainage structures off of route 7 had dried up prior to reaching Richville Road.
Watanabe made a motion to close the hearing and Ferrarin seconded the motion. The motion carried 5-0-0.
Taylor Corbin, 4977 Main Street, Domestic Animal Service Dog Grooming, Application 2022-12-126, Tax Map Id 32-50-56.02
Waker administered the oath to Taylor Corbin owner and operator of the Dog Grooming business.
Taylor explained that her operation would keep normal business hours in keeping with the other businesses at this location. She indicated that the hours would typically be 10am to 6Pm similar to other retailers in Town.
The core of her business is for dog grooming only and she will be able to service between 4 and 6 dogs per day. The owners will typically drop off the dogs and return later in the day to pick them up. The dogs will not be boarding on the site.
The Board asked about parking and she believed that according to her business plan that her needs would be 2 or 3 parking spaces.
Taylor will be the only employee and there is no current plan to have any signs on site. She may work within the temporary sign system and put out an A frame sign as needed. In the event she decides to move forward with a sign she knows it is necessary to apply for a sign permit and will be subject to Design Advisory Committee comments.
The application is a conditional use in the Town Center zoning district and is the only reason to be in front of the Development Review Board.
With no further questions or discussion Emge made a motion to close the hearing seconded by Stewart. The motion carried 5-0-0
Green Mountain Cannabis Works, LLC, 4532 Main Street, Cannabis Retail Dispensary, application 2022-12-126, Tax Map ID 36-50-42.00
Waker administered the oath to Tom Daily representing Green Mountain Cannabis Works. They are looking for approval of a conditional use permit to operate a Retail Cannabis Establishment at the existing retail space at 4542 Main Street.
The overview by Tom covered the parking areas and other features of the retail building and indicated there were no anticipated changes to the building or grounds. The applicant has met with the Design Advisory Committee regarding sign approvals. The signs will be located on the main frame board as well as two flat panel signs located on the gable on the front and the rear of building. The plan is to match existing compliant signs and fixtures of the neighboring Josiah Allen tenant.
The Board had questions dealing with how the clients may be serviced and what security measures are in place as well as employee screening. The state of Vermont has very rigid performance criteria for maintaining licenses and will be doing periodic inspection of the facility and product. The product is weighed in the receiving area and each of the weights is accounted for in the products as well as measuring for any waste. So, the business of selling cannabis products is highly regulated and controlled by the State of Vermont. The applicant stated that there is no space inside that is not videotaped, recorded and includes infrared. There will also be security officers at each entrance and identification will be checked once upon entering the facility and again at the checkout. The building will be alarmed and have a direct link to the police station.
All deliveries will be made by small trucks so there will be no tractor trailer access needed. The HVAC system will be completely overhauled to make it energy efficient.
The windows will be frosted to maintain another level of security from the exterior.
Emge made a motion to close the hearing and Ferrarin seconded the motion. The motion carried 5-0-0.
Ellenbogen Gallery LLC, 4620 Main Street, Site and design plan review for non-commercial addition with waiver. Application 2022-11-117, Tax Map ID 31-50-26.00.
Waker administered the oath to Frank Parent and Michael and Carolina Ellenbogen.
Frank Parent gave the Board an overview of the project scope and identified the main areas that would require waivers to fit the building to the site.
Applicant is proposing to add a new space to be used as a private work space studio which will attach to the existing 2140 square foot gallery building. The square footage with the new addition is proposed to be a total of 3500 square feet. The project is located on a corner lot at the intersection of Mountain View and Main Street. The zoning district is Town Center (TC). The work space studio is a permitted use in the Town Center. The new area will include storage in the lower level with access from the exterior stairway under the covered parking. There is also proposed a storage shed located adjacent to the covered parking. The main floor is proposed to have an open floor plan with 10-foot ceilings, the second floor will have vaulted ceilings. There are no architectural drawings to identify the use of the interior. The applicant will be looking for relief from several setbacks, one of the support posts for the garage roof is proposed to encroach on the setback and is proposed to be 6’4” from the southerly boundary line.
The applicant has asked for relief from the 10’-0” side setback and is proposing to maintain a 9’-4” setback at the southeast corner as well as relief for a support post that will be 6’-4” from the boundary line. Staff believes that the proposal submitted for review to be a first pass and a conceptual review to see if the waiver criteria would allow them to move forward with formal design and architectural plans.
The applicant explained that in order to arrange the building and the component parts (studio, garage & shed) the distances submitted on the site plan were essential to the look and function of the addition. Further, the applicant feels that the roofing and its relation to the cupola were important to the integrity of the structure. Although the applicant had tried several different configurations he felt that the least intrusive to site and parking (loss of 3 spaces) is the version he has submitted for consideration of a waiver.
Stewart made a motion to close the hearing and Emge seconded the motion. The motion carried 5-0-0.
Having no further business, the motion was made to close and move to deliberative session by Watanabe and seconded by Ferrarin. The motion carried 5-0-0.
___________________________________________ _____________________________
For the Development Review Board Date