TOWN OF MANCHESTER, VERMONT
PLANNING COMMISSION MINUTES
Commission Attendees: Greg Boshart (Chair), Tina Cutler, Chris Glabach, Ana Rahona, Leon Ward.
Staff Attendees: Janet Hurley (Planning & Zoning Director).
Public Attendees: Jason Morrissey, Debbie Hayes McGraw, Ken McGraw, Dom Penge, Robert Rodrick, Tim and Dody Boucher, Bill Ekelund, Joseph Charbonneau, Glenn Cestaro, Thomas Hand, Martin White, Mark Boettger, Mike Houlihan, Gloria Grandinetti, Carl Bucholt, Chris Heins, Sylvia Jolivette, Philip Bourn.
Boshart called the meeting to order at 7:06 p.m. He invited people to refer to copies of the proposed ordinance and maps displayed in the room.
Minutes from 1-13-2020 were approved by unanimous consent.
Richville Road Solar Project, continued. Boshart read Regional Floodplain Manager John Broker-Campbell's assessment of the proposed facility, which established that it is allowable under floodplain regulations and that the U.S. Army Corps of Engineers database does not show an ice jam history for the site. T. Boucher asked what the facility would look like immediately after installation, rather than ten years out when trees mature. Hand explained that a few different types of shrubs will be planted and evergreens will be 6 to 7 feet tall at planting. Penge suggested that the proposed fencing and solar panels will not restrict the flow of water but the fencing will collect debris that will cause damage to neighbors and the bridge. Hand responded that the fence is at least 100 feet away from the bridge. Hand shared two photos of the area during flood events, one showing existing solar panels not designed to the flood hazard requirements. White asked that the residential nature of the area be considered and offered that this is a huge industrial development that should not happen here. Boshart responded that it is not industrial development. Hurley explained that the only jurisdiction the town has in the matter is to say whether this is a preferred site or not. She added that if this were not a net metered facility, the town would have no say as to whether the facility could be built on the site. Rather the Vermont Public Utilities Commission has jurisdiction.
Ken McGraw pointed out that the railroad spur and bridge are what worsens the flooding problems and suggested that GMP and others should not be making decisions that affect residents of the area. He asked whether the Planning Commissioners were neutral and accused Boshart of bias in the matter. Boshart strongly objected to McGraw's accusation as unfounded and denied having bias. Charbonneau offered that Bourn Brook flooding like last April's flood is not going to affect this kind of operation. He said rather that ice flow is the concern. There was extended discussion about flood events and ice flow in the area. Hurley projected the parcel data and Google imagery on the screen, alternately with FEMA defined flood hazards and Aquifer Protection Overlay. Hand clarified that the Public Utility Commission process allows for public input. Cutler asked Hand what his next steps would be if the commission were not to confer preferred site status. Hand suggested that he would be unlikely to move forward without the preferred site designation.
Boshart asked commissioners to share their thoughts about the visibility issue first. Glabach said that he is comfortable with the proposed vegetative screening. Ward said he is not a fan of looking at solar panels, but expects things to be built in this part of town. He added that something like this with trees around it may be preferable to a Hampton Inn on the site and expressed that he would rather see it here than in more rural parts of town. Rahona said she does not have a problem looking at solar panels with shielding. Cutler said it could be more attractive with screened solar panels than if it were apartment buildings. Glabach asked if the lot was undevelopable because of the expense involved in floodproofing. He suggested even a park may have fencing. He worried that if the commission does not allow this project to move forward, the commission would be determining the lot useless. Boshart summarized commissioners as agreeing that the visual impacts of the project would be acceptable with the proposed screening.
Boshart asked commissioners to share their feelings about the flooding issues. Ward suggested that an apartment building might cause more problems than what is being proposed here. Qualifying that he is not an engineer, he said he does not see that the solar panels would be worse than other allowable development. Rahona offered that she is also not an expert, and therefore not sure of the consequences of this project. She would not want neighbors to be adversely affected. Cutler said she is not sure how the proposed solar project would make the situation worse because it sounds like the railroad is more of an issue in causing the ice and debris dams. Cutler concluded that it did not seem that the scale is such that the project would exacerbate problems. Commissioners suggested in the long run, that the U.S. Army Corps of Engineers should be called upon to address the issues here. Boshart offered that he does not think the project would cause flooding to be worse. He also said he does not think we should be screening solar panels from view. However, he does not think he can call this a preferred site with a dozen neighbors here opposing it. He doesn't feel that it should be a preferred site. Jolivette commented that the river corridors should be restored to allow proper flow. Glabach motioned to designate the site as a preferred site. Cutler seconded the motion. The motion carried 3-2-0, with Cutler, Rahona, and Glabach voting in the affirmative and Ward and Boshart voting in the negative.
Public Hearing on Proposed Zoning Changes, continued. Boshart reopened the public hearing on the proposed revisions to the zoning ordinance at 8:16 p.m. He invited people with requests for map changes to offer them. Bourn requested that his Cone Road property be fully within the Town Center (TC) district rather than split between TC and Residential 10. Commissioners agreed to this modification. Jason Morrissey, on behalf of Donald and Patricia Dorr, requested that parcel 38-50-38.00 at the corner of Lorette Avenue and Depot Street currently bisected by the Mixed Use 1 (MU1) and Residential 1 (R1) line, all be included in the proposed change to Mixed Use 2. Commissioners agreed that it made sense for this parcel. Boettger owns parcels 19-20-10 and 19-20-09 on Depot Street that were changed from Farming and Rural Residential to Forest Conservation in 2018. He requested that they be classified as Rural Residential (RR) instead. Commissioners agreed that this made sense. Boshart asked if there were any other site related requests. There were none.
Boshart invited discussion on sign changes. Grandinetti explained she is opening little shop at her residential property next to Casablanca and would like to understand what the sign regulations will allow her for a sign. Commissioners confirmed that she could have up to a 16 square foot sign under the proposed regulations. Hurley explained that Grandinetti has a CHO and the current ordinance limits the sign size for a CHO to two square feet although that may not be enforceable. Houlihan shared a specification of the gooseneck downlighting that Grandinetti would like to use to light her eventual sign. Commissioners confirmed that the proposed lighting would be in keeping with the regulations. Hurley explained that it would be a few months before these proposed regulations would be in effect if adopted. Commissioners addressed a discrepancy about the regulation of A-frame, T-frame, and X-frame signs. Commissioners agreed one per unit is acceptable (as put forth in Table 10-3, rather than one per parcel as indicated in Section 10.12.1(1). Hurley will modify the language accordingly.
Rodrick asked about the status of the Windsor Road reclassification. Commissioners indicated they still intend to propose re-establishing the old Forest and Recreation line. Boshart wants to see an updated copy before forwarding the proposed ordinance to the Selectboard. Rahona motioned to close the hearing. Ward seconded the motion. The motion passed 5-0-0.
The next meeting of the commission will be March 9, 2020, at 7:00 p.m. Cutler motioned to adjourn. Rahona seconded the motion. The motion passed at 8:47 p.m.
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For the Planning Commission Date