TOWN OF MANCHESTER, VERMONT
PLANNING COMMISSION MINUTES
July 26, 2021
Commission Attendees: Greg Boshart (via Zoom), Chris Glabach, Ana Rahona, Phil Peterson, Leon Ward. Absent: None.
Staff Attendees: Janet Hurley (Planning & Zoning Director).
Public Attendees: Brian Benson, Mike Nawrath.
Hurley initiated recording. Boshart called the meeting to order at 7:01 p.m.
1. Annual Organizational Matters.
Rahona nominated Greg Boshart to serve as chair. Glabach seconded the nomination. Boshart was elected chair, 4-0-0.
Boshart nominated Glabach to serve as vice-chair. Rahona seconded the nomination. Glabach was elected vice-chair, 4-0-0.
Boshart nominated Rahona to serve as secretary. Glabach seconded the nominiation. Rahona was elected secretary, 4-0-0.
(Ward arrived.) Rahona motioned to adopt the rules of procedure as drafted. Peterson seconded the motion. The motion carried and the rules were adopted, 5-0-0.
2. Minutes from 6-14-2021 were approved by unanimous consent.
3. Report from Selectboard Hearing on Zoning Revisions.
Hurley noted that the Selectboard hearing was continued to tomorrow. She documented the discussion from the Selectboard hearing and provided it to commissioners. Boshart reported that the lot coverage percentages may need further study. He suggested considering provisions that would allow adequate proportional coverage on nonconforming lots. There was further discussion on this topic.
Boshart suggested considering incentives for clustering nonresidential developments in the rural zoning districts. Ward asked if this was to address sprawl. Hurley indicated that it was to reflect town plan goals to protect
Hurley indicated the hearing was continued and will be taken up again tomorrow. She predicted they would close the hearing tomorrow but not vote on the proposed changes until a later date. She reported the Selectboard discussed procedural and statutory issues. She and Boshart addressed some of these. Boshart invited commissioners to attend the continued Selectboard hearing. Hurley6 indicated that she would attend in person tomorrow.
4. Next Round of Zoning Changes.
Hurley displayed the zoning map for the southwest corner of Manchester and asked commissioners to consider whether the residential lots in this area should be zoned Rural Residential rather than Forest Conservation. There was extended discussion of this idea. Boshart said he would like to study the existing conditions of the area to determine the best zoning district fit.
Hurley revisited allowing more height in the downtown when circumstances would mitigate height. There was considerable discussion about this. The required façade setbacks past 30 feet were also discussed. Boshart suggested study of deeper lots within the Town Center district that may be able to support taller buildings. He speculated that this would be needed to get adequate residential units in the downtown. He suggested study of the Crystal Palace building as part of the commission’s deliberations on the matter. Ward expressed support for the idea of taller buildings under certain circumstances.
Hurley relayed that Palmer House and Barnstead Inn would like to request that lodging establishments in the Mixed Use 2 district be allowed to have standalone restaurants. There was extended discussion of the implications and appropriateness of this idea. Rahona and Ward expressed support for the idea. Peterson asked what the disadvantages would be and suggested that allowing restaurants could improve the financial health of these existing businesses and increase local competition. Nawrath provided historical perspective and warned against allowing too many nonresidential uses where we want to see residential use. Limitations of the Barnstead Inn site to support a restaurant were discussed. Boshart urged study of unintended consequences. Glabach agreed. Hurley suggested it could be a conditional use allowing site specific study. Boshart wondered if Manchester needs more restaurant seats, and questioned allowing restaurants wherever a lodging establishment happens to be.
5. Town Plan Rewrite: Municipal Planning Grant Application.
Hurley reviewed that the town has not undertaken developing a new town plan for a few decades. She said the intention when the plan was adopted in 2017 was to begin work on a new town plan when the 2020 Census data was available. Hurley asked whether we should pursue a municipal planning grant (MPG) this year. Boshart expressed support for beginning a public planning process in 2022 with or without an MPG. Nawrath advocated for having these planning conversations before moving zoning district lines around.
Boshart characterized the consideration for the southwest corner of town as acknowledging what is existing and sustain that there. There was discussion about whether the planning process should respond to individual landowner requests. Nawrath recalled that there was a purposeful decision to apply the Forest & Recreation zoning to these properties. Hurley said she would look into it.
Boshart proposed proceeding with a town plan reformulation now while assessing whether post pandemic conditions suggest pausing at any point.
6. Other Business.
Hurley noted that Village Center and NDA designations will need renewal this year. There was discussion of what these designations provide and how incentives are accessed. Hurley noted that town staff are advocating through our state representatives that more incentives be offered within these designations to help development of new housing. Boshart surmised that the Selectboard may send the proposed zoning revisions back to the Planning Commission. Ward expressed concern about how much window is being covered by signage in the downtown and whether the allowances should be more restrictive. Hurley said she would find out from the fire department what maximum height would be acceptable. She will also identify deeper lots that might support taller buildings. Boshart indicated that we would need to study what kind of site footprint buildings of this size would need. Boshart will conduct such analysis on a lot prior to the next meeting. Hurley reminded that the town plan includes a goal of remapping the town’s historic districts. Boshart will help Hurley with this.
Hurley described the plans and progress for Skinner Point Park. She displayed the conceptual plan. There was discussion about the license and plans. Hurley indicated that addressing drainage patterns is an important part of the plan.
The next meeting of the commission will be August 9, 2021. Commissioners confirmed that they will meet then.
Rahona motioned to adjourn. Glabach seconded the motion. The motion carried 4-0-0 at 8:40 p.m.
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For the Planning Commission Date