TOWN OF MANCHESTER, VERMONT
PLANNING COMMISSION MINUTES
November 14, 2022
Commission Attendees: Phil Peterson, Greg Boshart, Megan Amundson, Chris Glabach, Leon Ward (via Zoom).
Staff Attendees: Janet Hurley (Planning & Zoning Director), Leslie Perra (Interim Town Manager).
Public Attendees: Rita Wright, Diana & Paul MacDonald, Greg Sukiennik.
Peterson called the meeting to order at 7:01 p.m.
1. Minutes for the 10-10-2022 meeting were approved by unanimous consent.
2. 2022 Working Zoning Revisions
Boshart shared the list of zoning revisions under consideration. Commissioners noted that the primitive camp item was finalized previously, as was the dormitory item. Amundson volunteered that she would work on a proposal for changes to the parking minimums. Commissioners noted that the parking lot planting island item had been finalized previously. Hurley indicated the definition of development item was also completed with the insertion of “installation of temporary structure” language.
Commissioners agreed to defer the consideration of allowing only administrative review for multifamily residential development, as well as changes to the landscaping standards. Hurley maintained that they standards are cumbersome and difficult to work with. She offered that personal service and medical clinic items were dealt with previously. Ward reported that he has researched the question of using recreational vehicles on residential properties and will be prepared to present his findings at the next meeting.
The commission debated whether the owner occupation standard should be eliminated for Accessory Dwelling Units (ADUs). Hurley indicated that the question arose with an application that Amundson had before the DRB. Boshart expressed a reluctance to eliminating the owner occupation requirement and would want to have more information on how many owner-occupied properties vs. non-owner-occupied properties might be converted. He said he felt that allowing non-owner-occupied properties to have ADUs would be a way to skirt the density limits. Glabach expressed similar reluctance and said it could depend on the underlying zoning district.
Ward and Peterson expressed that they did not see the distinction between owner-occupied or not owner-occupied properties as important to address housing needs. Boshart noted that ADUs have historically been considered for relatives of the property owner, for parents aging in place, or starter home for children. Amundson noted that municipalities across the country are looking at ADUs much more expansively to address critical housing needs. Hurley suggested deferring this question because two commissioners did not want to remove the owner-occupation requirement, another two argued for removal, and Amundson would have to recuse herself on voting on the matter.
Amundson posited the 10,000 sq. ft. per dwelling unit requirement in the R4 would preclude multifamily development in the district. Hurley displayed the zoning map on screen and pointed out the R4 district. Amundson maintained that very few of the lots in the R4 were 40,000 sq. ft. or larger, and she recommended releasing the density requirement so that multifamily development could be pursued on more of the properties in the R4. Boshart argued against the change and suggested that this adjustment would be a departure from the strategy of the rezoning to reflect existing development patterns. Commissioners agreed to defer the consideration of multifamily use in the R4.
Note: Hurley inadvertently failed to initiate recording at the start of the meeting and only began recording in the middle of the R4 conversation.
3. Historic District Surveys & Reconfigurations
Peterson reported on the Manchester Depot Historic District walking tour with Manchester Historical Society (MHS) members. He and Boshart explained that the consensus was that the former inn on Highland Avenue, two properties on Spruce street, two on the east end of Elm Street, and the former historic Depot and Marble works buildings on the rk Miles site, all should be included in an expanded district. Boshart will work on finalizing a map.
4. Running Project Updates.
Sewer Line Extension.
Perra reported that a bond application would be submitted by December 23rd and the phase one work would be put out to bid again in February.
Bonnet Street Crosswalk.
Hurley reported that work on the signalized crosswalk for Bonnet Street was progressing with both bump outs completed. Perra noted the crosswalk signals were sent out today.
Housing Initiatives.
Peterson relayed that a page would be developed on the town website and that the planned task force would keep pushing to look and prioritize potential sites and opportunities for housing development.
STR Study
Peterson reported that Doug Kennedy has been engaged and will begin work in the coming weeks. He said Kennedy will look at economic and housing impacts of STRs in Manchester.
NDA Reconfiguration
Hurley explained that the potential reconfiguration to include flood hazard areas hit a snag in that the Regional Floodplain Manager determined that the town zoning ordinance does not meet statutory requirements to allow flood hazard areas in the NDA. She said this is because the ordinance allows new development within the mapped River Corridor. She has inquired whether flood hazard areas outside of the river corridor could be included. She will follow-up with the state downtown program administrators on this tomorrow. She noted that the NDA designation it is important because it allows for Act 250 permit exemption for priority housing projects.
Town Plan.
Peterson reported that the BCRC has offered to make an application for a Municipal Planning Grant (MPG) for town plan work. The maximum grant amount is $26,400 with a 10% match from the municipality. Hurley likened this to the MPG funded comprehensive rezoning effort and suggested it would involve organizing public meetings and walking tours.
Boshart motioned to recommend authorization for the BCRC to apply on behalf of the town for an MPG to fund work on a new town plan. Amundson seconded the motion. The motion carried 5-0-0.
5. Other Business.
Peterson thanked Hurley for her years of dedicated service to the town. Perra indicated that someone would be assigned to take minutes for the planning commission and once a Zoning Administrator is appointed, staffing support for the Planning Commission would be pursued. Boshart asked if there was a response to the letter to the selectboard about increased staffing. Peterson said that there will be two people hired. Perra indicated that she has not been informed of this. Boshart noted that it is difficult to carry out the tasks of the commission without adequate support and harkened to the period after Lee Krohn left. Commissioners suggested there may need to be adjustment of standards until staffing is provided. Hurley noted that one option would be to contract with the BCRC for assistance in the interim.
Boshart motioned to adjourn the meeting. Amundson seconded the motion. The motion carried 5-0-0 at 8:18 p.m.
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For the Planning Commission Date