2022-09-12

TOWN OF MANCHESTER, VERMONT

PLANNING COMMISSION MINUTES

September 12, 2022

Commission Attendees: Phil Peterson, Leon Ward, Greg Boshart. Absent: Chris Glabach, Megan Amundson.

Staff Attendees: Janet Hurley (Planning & Zoning Director).

Public Attendees: Rita Wright, Paul & Diana McDonald, Brian Benson (via Zoom), Mike Nawrath (via Zoom).

Hurley initiated recording. Peterson called the meeting to order at 7:06 p.m.

1. Minutes for the 8-8-2022 meeting were approved by unanimous consent.

2. 2022 Working Zoning Revisions

Boshart shared a list of zoning revisions under consideration. The commissioners discussed how to proceed. Some on the list were tagged as ready for proposal, others were tagged to be tabled, and individual commissioners and Hurley were designated to finalize others. With regard to considering multifamily housing in the Residential 1 (R1) and Residential 4 (R4) districts, Hurley displayed the zoning map on screen. Commissioners decided that multifamily could be a conditional use in the R4, but should not be allowed in R1. Boshart suggested packaging up revisions to be proposed early in 2023 for public hearing, with an anticipated Spring 2023 vote by the selectboard.

Hurley suggested postponing consideration of not allowing waivers for more than one curb cut for new development as there could be some unanticipated situation where a waiver is advisable. She also suggested postponing changing the exterior lighting standards until consultation with a lighting professional, and postponing reconsideration of restaurant parking requirements until more study could be conducted. There was discussion of whether to separate personal from business services in the use table and how to distinguish medical clinics from professional offices - perhaps by number of clinicians, square footage, or whether diagnostic equipment is used. Boshart will look into whether our ordinance complies with Act 143 concerning on farm businesses.

There was a discussion about tiny home provisions. Hurley argued there was no need to separate them out from any other type of home in the ordinance. Insofar as they are permanent structures and unlike recreational vehicles, Boshart and other commissioners agreed. Benson questioned why multifamily housing should not be allowed in the R1. Ward argued that allowing multifamily housing in the more rural sections of town would remove residents from services available in the walkable core. Boshart added that the commission has taken an incremental approach and wants to protect the rural character of the outer areas while allowing the downtown to be as dense as possible. Boshart will revise the list to reflect the work plan as discussed.

3. Historic District Surveys & Reconfigurations

Peterson provided a brief summary of the project to survey the four historic districts. He explained that each district will be toured with representatives from the Manchester Historical Society (MHS) to identify whether boundary or structure updates should be made. He reported that tours of the Manchester Center Historic District (MCHD) and the Bonnet Street Historic District (BSHD) have been accomplished and that a tour of the North Main Historic District (NMHD) was scheduled for Wednesday, September 14^th at 9:00 a.m. at the corner of Memorial Avenue and Main Street. Peterson and Boshart will attend.

4. Running Project Updates.

NDA Reconfiguration. Hurley displayed the Vermont Planning Atlas depictions of the village center designation, the planning area buffer, and the designated Neighborhood Development Area (NDA). She explained that recent legislative changes allow for reconfiguration of the NDA to include areas within the flood hazard and outside of sewer service. She reported that she will work with BCRC to propose a new NDA for approval by the Vermont Downtown Board.

Bonnet Street Crosswalk. Hurley reported that a signalized crosswalk for Bonnet Street at School Street has been put out to bid. The plan is for installation this fall.

Main Street Sewer. Hurley described plans under selectboard consideration for a phase 1 extension of the Main Street sewer line.

Depot Street. Boshart gave an update on the Depot Street Mixed Use Development project. Hurley explained that the base flood elevation as determined by consulting engineers makes the idea of relocating Town Hall to 301 Depot Street problematic. She said there will be a presentation to the selectboard at its next meeting with a recommendation not to move Town Hall there.

STR Study. Hurley reported that the Village of Manchester will participate in the study and that a contract with Doug Kennedy is forthcoming. Paul McDonald asked what the STR study will examine. Peterson explained that the study would assess the current STR situation in Manchester and provide data on contributions to options tax, impacts on hotel occupancy, and effects on housing. He said it would assess the impacts of STRs on the local economy and depending on the findings, further study may be warranted.

The McDonalds expressed concern that their investment would be in jeopardy. Hurley said that a ban on STRs is not on the table. Boshart suggested at the least that registry may be required to ensure public safety and residential neighborhood character. Wright asked that the human factor be examined. She pointed out that people in some economic brackets are using STR to help pay their taxes. She noted that larger STRs cater to families, while smaller STRs could serve commuters. Boshart envisioned a portion of the options tax being set aside to support affordable housing.

5. Fee Assessment for Vacant Property.

Peterson indicated that he has been talking with downtown business owners and employers and the idea of a fee assessment for vacant commercial property has been raised. Peterson has taken a preliminary look at the idea and found that 1 to 5% of the market value of the property could be assessed. Hurley asked whether Vermont municipalities have the statutory authority to enact such an assessment. Peterson said he did not know. He will do further research.

6. Other Business.

Boshart noted that Hurley has had to put off planning work and otherwise has too much on her plate. He proposed writing a letter to the selectboard advocating for more staffing in the Planning & Zoning Department. He said he is not aware that members of other town boards are taking on “homework.” He argued that there is way more activity in town that one person can handle. He added that Hurley is thorough and doing the job that needs to be done, but that the Planning Commission should recommend a fulltime professional zoning administrator be hired. He will work on a draft letter.

Ward motioned to adjourn the meeting. Boshart seconded the motion. The motion carried 3-0-0 at 8:59 p.m.

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For the Planning Commission Date