TOWN OF MANCHESTER, VERMONT
DEVELOPMENT REVIEW BOARD (DRB) MINUTES
April 5, 2023
KILBURN MEETING ROOM
Board Attendees: Tim Waker, John Watanabe, Ray Ferrarin, Cathy Stewart
Staff Attendees: Assistant Zoning Administrator Peter Brabazon
Public Attendees: Trevor Parker, Michael Zoufaly, Frank Parent (LTE), Steven Bryant, Cara & Greg Boshart & Sylvia Joliviette
Brabazon initiated recording. Waker called the meeting to order at 7:30 p.m.
Minutes of the March 1, 2023, Meeting.
Ferrarin motioned to approve the minutes. Stewart seconded the motion. The motion carried 4-0.
VT South LLC, 1942 Depot Street, Preliminary Site Plan review for 35 new parking spaces. Application 2020-11-100.4, Tax Map ID 19-20-30.00
Frank Parent of Long Trail Engineering was sworn in and will be speaking on behalf of the applicant. The applicant proposes to add a total of 35 new parking spaces to the existing parking lot. The applicant met with Design Advisory Board (DAB) at their March 29th meeting. The DAB has recommended approval for this project with the addition of three new trees to be placed to help mitigate the visual impact to the neighboring properties.
The DAB did question the need for the total of 35 spaces requested at the time of application.
Frank agrees that the need at present is probably more in line with an additional 20 spaces.
Frank Parent of Long Trail Engineering (LTE) provided a site plan for the proposal. The proposal shows the hatched areas in red as proposed for some future use. There is a need for an additional 2 handicap spaces to bring the total to 4 handicap spaces. The material proposed for the paving, is a permeable material that will allow for storm water to penetrate the surface and go back into the ground. The excess water will follow the new grade of the parking area which is directed towards the stream area.
Waker confirmed that the existing parking is for 47 spaces and seating is permitted for 110 totals. The original request was for 54 seats and we can allow for 1.25 more that would allow for a total of 68 maximum. The applicant is adding 20 spaces plus the 47 existing spaces would equal 67 spaces minus spaces lost (4 spaces) to reconfiguration is 63 spaces.
There are 3 trees that are proposed and are sized between 2” to 3” caliper, the height estimated at 6 feet. There was additional discussion on the type of tree that would be most desirable. Maple trees were originally proposed but it may be better to have evergreens to help mitigate the visual and noise impacts.
Watanabe asked for clarification on the need for additional spaces and whether it was related to snow removal? Frank clarified that there is not enough space for what the currently have. The reference to snow storage made some areas a challenge. Steve commented that some patrons were parking along Rootville Road in the recent past.
The applicant proposes to have a path connecting the two parking lots. There is no plan for any additional lighting or signs. There are lights that have already been approved by not yet installed.
Stewart asked about the permeable parking ability to stripe it? Frank confirmed that you would be able to stripe this permeable material.
The shrubs marked on the plan were originally proposed to buffer the drive- through which project is now abandoned. There were no shrubs installed that were placed to define the drive thru area.
Waker asked if we could relocate some spaces to allow for the new pathway and allow for safer access. Frank had some ideas to make the parking areas more pedestrian friendly.
In light of the discussion and the changes suggested by the Board, it has recommended that a sight visit would be advisable. Frank will prepare a revised plan, hopefully ready for the site visit.
The Board proposed a site visit for April 26th at 9 AM
Community Food Cupboard, 40 Jeff Williams Way, Site Plan Review for new addition to Town Hall building, Application 2023-02-008.00, Tax Map ID 16-20-15.00
Waker administered the oath to Cara and Greg Boshart. Greg gave a brief overview for the Community Food Cupboard addition. The size of the addition is 710 square feet and will house the operations and allow for people to enter the building to do their shopping. Greg gave the Board a copy of the updated rendering. The exterior space (courtyard) that currently occupied by tents & sheds to cover food, will then be moved inside. The courtyard area will also have a new garage door to ease the loading and unloading of grocery deliveries. The generator and propane tank will be relocated, propane tank will be buried. Storm water management will be enhanced with the addition of a new gravel strip. Watanabe asked if there was a drainage problem existing today? Greg responded that there is no current drainage problem.
Greg said that the double doors will remain the same, access to the boiler room will continue to have adequate room for servicing and replacement of all equipment. There will also be relocation of fresh air and exhaust air which will need to have a professional review.
Waker asked how old the shingles might be? The valleys of the new roof be heavy gauge, charcoal gray, premade pans, the shingles will match the existing color.
Parking will not be an impacted by the proposed increase use of the building. The plan is that people be able to move more quickly through the line. The existing plan has customers wait in their cars and all of the groceries are retrieved and brought out to their cars. The new plan allows for the customers to park and come in to the building to select their own foodstuffs and will improve on the time needed per customer. The applicant represented that it will be a more efficient food delivery system.
The new addition will also allow the efficient delivery of grocery items by pallets to be brought in through the garage doors. This will save time and effort by the employees and volunteers to unload the truck and bring it into the building for storage. This will take fewer people and reduce the time needed to unload.
Stewart wanted to know about the garage door orientation why it isn’t placed where the truck can back up to it? The trucks will not pull up to the door but the garage door is designed to line up with interior double door to allow for a straight shot in to the storage area.
Waker mentioned the parking lot being full on certain days, do employees/volunteers park in the lot or could they park around at the police station? Cara has asked that all employees and volunteers park in the PD parking lot.
The walk-in cooler will remain in the same location, the plan also proposes to add more equipment (heat pumps) to help with heating and cooling of the new space.
Watanabe asked about the finish of the concrete area as the modifications may require some patching. Greg said that the concrete will be redone.
Stewart had some concerns with the propane. The propane tank will be buried but will still be vented to outside air. Having a no smoking zone and signs was suggested.
Waker asked if the business will be increasing due to the addition is this the right place for the foodbank? Greg said that they may elect to add additional days if the need is there. The discussion also mentioned that there is a recent opening of a food cupboard in Bennington which could help reduce traffic flows in the Manchester facility. Currently the Manchester food cupboard services 218 families from Manchester and Manchester Village 6 families plus surrounding communities in Sunderland and Arlington.
Is the need for full time families or is it more seasonal? The need stays fairly consistent year- round with some seasonal fluctuations in both winter and summer. The food cupboard is open Wednesday, Thursday and half day on Friday. There are strategies that can be employed to alleviate the parking issue by adding extra days.
Waker asked about the timeline for the project to be started. Cara said that she would start as soon as possible and wanted to schedule something after they have secured the lease with the Town.
Ferrarin asked about the registration process for the people that come for this service. Cara responded it is straightforward, that each person must register so we know where they are coming from and how many are in the household.
With no additional questions, concerns or comments the Board will entertain a motion to close the hearing.
Watanabe made a motion to close the hearing and Stewart seconded the motion carried 4-0
___________________________________________ _____________________________
For the Development Review Board Date