TOWN OF MANCHESTER, VERMONT
PLANNING COMMISSION MINUTES
October 11, 2021
Hurley initiated recording. Boshart called the meeting to order at 7:00 p.m.
1. Minutes for the 09-13-2021 meeting were approved by unanimous consent.
2. Report on Selectboard Consideration of Proposed Zoning Changes.
Hurley reported that the Selectboard will be taking up the matter of the proposed zoning revisions and that she provided the Selectboard with an Excel file summarizing the changes with section and page numbers. Boshart invited one other commissioner to participate in the Selectboard meeting. (Note: Hurley incorrectly identified the Selectboard would meet on Tuesday, October 19, 2021. The correct date was October 12, 2021. All that were present at the Planning Commission meeting were notified of the error on the morning of October 12, 2021.)
3. Zoning Revisions
In preparation for considering a change to building height limits in the downtown, Boshart indicated that he would like to present visual analysis of building height for a few downtown sites that could support higher buildings. In advance of considering whether the waiver criteria are adequate and in line with state statute, Boshart asked Hurley to provide a summary of waivers that have been issued by the DRB. He said this would help the commission determine if there are certain dimensional standards that should be specifically limited. Commissioners generally agreed to pursue a change to allow restaurants in existing lodging establishments in the MU2.
Commissioners discussed Alex Johnson’s request to regain some commercial zoning on his 50 Ways Lane property. A portion of his property was zoned commercial when the district boundary was 250 feet from the centerline of Main Street. The commissioners discussed whether to consider TC zoning for the whole parcel or part of it. They generally felt there was not a justifiable reason to support commercial zoning for the entire lot unless an adjacent landowner already in the TC district were to acquire the Johnson parcel. Nawrath offered that other nearby parcels had been bisected by the commercial boundary (the pharmacy and hotel parcels) and that Johnson ought to be afforded the same consideration. Nawrath recalls Johnson participating in these earlier discussions that resulted in extensions of the commercial zoning. Boshart pointed out that the shared driveway with residential use would be an important factor.
Hurley reiterated that the landscaping table with its “equivalent planting units” is cumbersome and perhaps over burdensome. Boshart suggested looking at landscaping standards in similar towns such as Stowe, Killington, and Woodstock. Boshart asked commissioners to consider how expansive a definition for primitive camp should be and how densely such camps should be allowed in the FC. The issue of temporary structures was discussed. If one is installed without a permit, when does the clock start ticking? Hurley indicated that the definition of land development does not include the placement of temporary structures. Commissioners generally agreed that it should be clearly stated that a temporary structure requires a permit. Hurley asked whether personal and business services should be separated out and whether personal services should require conditional use approval in the MU2.
4. Historic District Mapping & Inventory
Boshart suggesting postponing this continued discussion until the commission scheduled MHS members to be present.
5. Other Business: Short Term Rentals.
Reflecting on the discussion about STRs, Boshart cautioned the commissioners from carrying on extended discussion via email. Hurley indicated that it is fine to suggest a topic for discussion at an upcoming meeting and to share resources related to the topic. Ward expressed deep concerns about STRs negatively affecting neighborhood quality of life and the housing market in Manchester. He argued that they encourages speculative real estate investments. Boshart expressed concern from a building code perspective. He felt that if a building is rented it should meet building codes.
Boshart posited it as a multifaceted issue. There is a noise and disturbance issue, STRs cause pressure on the housing market, there is a lack of viable rental units, and there are increased housing costs. Peterson noted that many people would not choose to rent long term because it can be difficult to remove problem tenants. There was considerable further discussion on the topic. Benson expressed support for the idea that STRs should be limited based on their negative effects on nearby residential use. Peterson noted that some STR service agencies will conduct background checks on potential renters.
Boshart suggested identifying the issues of concern and then craft strategic fixes to ameliorate the issues. Hurley recommended checking in with the Selectboard to get a feel for the appetite for STR regulation. She noted that the idea of regulating STRs was rejected previously.
Hurley reported that she would be presenting at an Arlington Housing Summit on Wednesday about Manchester’s recent zoning changes to enable more housing development in town. She will be suggesting further tweaks to the regulations that may also be helpful.
The next meeting of the Planning Commission will be November 8, 2021, at 7:00 p.m. Rahona motioned to adjourn the meeting. Ward seconded the motion. The motion carried 5-0-0 at 8:20 p.m.
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For the Planning Commission Date