TOWN OF MANCHESTER, VERMONT
PLANNING COMMISSION MINUTES
February 28, 2022
Commission Attendees: Greg Boshart, Ana Rahona, Phil Peterson, Chris Glabach. Absent: Leon Ward.
Staff Attendees: Janet Hurley (Planning & Zoning Director).
Public Attendees: Joanne O’Conner (via Zoom), Mike Nawrath (via Zoom), Nancy Pierson (via Zoom).
Hurley initiated recording. Boshart called the meeting to order at 7:05 p.m.
1. Minutes for the 01-10-2022 meeting were approved by unanimous consent.
2. Better Places Grant Program.
Joanne O’Conner explained that she was inspired to work on a project for Manchester after learning about the Department of Housing and Community Development (DHCD) Better Places Grant Program partnering with Patronicity, a crowd funding and community engagement platform. She said the program is about getting the community involved in creating free community space in the form of a quick build project. She said that communities would submit an idea to DHCD, once the idea is accepted, the community would be matched with a team at Patronicity, which would help raised 33% of the project budget, then the state would meet the 2 to 1 match and the community would have one year to complete the project. O’Conner said that the project must be on town owned land and the $1 million program was launched in February for projects of $40 to $50 thousand.
Hurley reported that she had applied for the grant to help with the Skinner Point Park plan. The town does not own, but has a license agreement with Green Mountain Power to use the land. Hurley said the town did not get the grant funding for the park project, but was encouraged to reapply. Peterson asked whether the project can be for programming. O’Conner confirmed that it could be, but that the programming must be free and open to all. She said that she had initially thought about a project associated with the community gardens such as an expansion, installing a pollinator garden or a welcome sign. Boshart suggested improvement of the pedestrian connection between MEMS and the community gardens. This might involve bridge improvement and path improvement along a parcel owned by the school district, which may be transferred to the town in the future.
Boshart also suggested that the program may help the Manchester Riverwalk in its programming. O’Conner said she would contact Carl Bucholt and Chris Anderson of the community gardens and look into the Manchester Riverwalk group. Boshart reiterated that promoting the path between MEMS and the community gardens as the primary pedestrian route between the downtown and the rec park would be great. Other commissioners agreed. Hurley said she would look into the status of the school property adjacent to the rec park property and report back to commissioners and O’Conner. There was a brief discussion about past and potential future trolley service in Manchester.
3. Regulating Cannabis Production & Sales.
Hurley noted that depending on the outcome of the vote, retail cannabis may not need to be addressed in the zoning, but other cannabis establishments would be allowed. The different types of establishments were summarized as retail, indoor and outdoor cultivation, warehousing, manufacturing, and testing. Hurley explained that growing operations will not have the agricultural exemption and they will be constrained in size. Commissioners agreed that cannabis warehousing should be a permitted use in the OI and a conditional use in the MU2. They also concluded that indoor cultivation should be a permitted use in the OI and a conditional use in the MU2.
After further discussion, commissioners decided that outdoor cultivation should be a conditional use in the RA and the MU2. Hurley suggested that testing be treated no differently than any other type of laboratory as a conditional use in the TC and OI. Retail would be conditional is the TC only as discussed previously. Commissioners felt that manufacturing should be a conditional use in the MU2 and a permitted use in the OI. If associated with a retail use, they felt that it could be a conditional use in the TC. Boshart suggested that proposed regulations on cannabis uses should be standalone. Hurley will work up language to be considered at the next commission meeting.
4. General Zoning Revisions.
Hurley asked commissioners to consider how to distinguish medical clinic use versus professional office use. Why should a couple of medical practitioners in an office be different than other professionals in an office setting and require conditional use approval in the MU1? Hurley wondered if the medical clinic definition could be defined differently, perhaps by number of clinicians. Boshart suggested square footage could be a defining factor. Commissioners offered that more than 1200 sq. ft. could be defined as a clinic. Hurley pointed out that psychiatry and psychotherapy, for example, do not need sinks. Rahona added that they do not generate medical waste either. Commissioners noted that dental clinic and dentist’s office should be considered equally.
Hurley asked commissioners to consider how the use of RVs on residential property should be regulated. Boshart suggested they should be treated like temporary structures. If in use for more than seven consecutive days, they should require a permit and be allowed only for a temporary period. Hurley noted that there are occasional complaints about RVs or buses being lived in. Peterson asked why there is a definition for RVs in the ordinance but no regulatory language for them. Hurley recalled that there may have been something in previous versions of the ordinance about using RVs for emergency shelter that fell through the cracks in the comprehensive rewrite.
Commissioners agreed dormitories should be conditional in all districts where they are currently permitted. Peterson noted that the redundancies in Section 9.3.6, 9.3.12 & 9.3.14 could be eliminated by incorporating each of these provisions into the standalone provisions on Trash Storage & Recycling Areas (6.22), Parking & Loading Areas (9.6), and Stormwater (6.18) among others. Boshart suggested that the commission consider preparing one set of revisions per year and keep any controversial proposals separate from more routine corrections and adjustments.
5. Planning for a New Town Plan.
Hurley indicated that this would stay on the agenda until the planning effort was underway. Commissioners offered no new thoughts on the effort.
6. Other Business.
Hurley relayed that an earnest young man from a company that specializes in drafting and administering STR regulations for municipalities reached out to offer information on STRs in Manchester. She indicated the information was generic and not necessarily helpful. She will report back if this assessment changes.
Hurley reported that the Northshire Community Fieldhouse project is under review by the DRB, but that the Act 250 application will likely be delayed from what project proponents Drunsic and Moore initially wanted. Boshart explained that the Planning Commission plays a role in the Act 250 permit review process. Hurley said the commission is tasked with commenting on the project’s accordance with town plan goals.
Hurley reported that a committee has been formed to assess the implications of the DeSimone geologic study on the town’s aquifer. Phil Peterson has been appointed to serve as a commission representative. Others on the committee include Laurie Kuntz from the Selectboard, Tim Madden from the water board, Water Superintendent Eric Severance, Town Manager John O’Keefe, Town Consulting Engineer Chrissy Haskins, and Hurley. She said they would meet later in the week to decide on a scope of work for a hydrogeologist that will advise the town on the matter.
Boshart reported on the progress of the Depot Street mixed use development. The town hired a real estate development consultant, engaged MSK Engineering for site plan work, another contractor to conduct an environmental assessment, and Kyle Murphy (who designed the new BBA building) to do some preliminary architectural work on fitting Town Hall into one or more of the existing three buildings, while conceptualizing the new residential building in the rear that includes mixed income housing and public space.
Commissioners suggested conducting a second historic district survey once warmer weather returns. The next meeting of the Planning Commission will be March 14, 2022, at 7:00 p.m.
Rahona motioned to adjourn the meeting. Glabach seconded the motion. The motion carried 5-0-0 at 8:26 p.m.
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For the Planning Commission Date