Charlotte Planning Commission
Meeting Minutes
Thursday February 6, 2003
7:00 PM
(Approved February 20, 2003)
Charlotte Town Hall-159 Ferry Road
Members Present: Chair
Jeff McDonald, Al Moraska, Gene Diou, Jim Donovan, Linda Radimer, Gordon Troy
Members Absent: Dave
Brown
Others Present: Dean Bloch, Gary Franklin, Peter Richardson, Stephen Brooks, David Miskell, Daniel Rosen, Jenny Cole, Sylvia Sprigg, Jonathan Fisher, Mel Hawley, Nancy Sabin, Tom and Lorna Bates, Spin Richardson, John Owen, Dick and Joan Weed, Tucker & Michelle Holland, Karen & Mike Frost, Robin Simpson, William Geiger, John & Paige Reynolds, Edwina Geiger, The Holm Family, Joan Braun, Peter Coleman, Ann Wittpenn, Marilyn Richardson, Charlie Proutt, Patricia Lavalette, George Lavalette, Mary Ann Gatos, Sharon Balaban, Robert Hyans, Drew Mahoney, Ben Mason, Eleen Schilling, Marty Illick, Jack Clemmons, Lydia Clemmons, Daniel Raabe
Agenda:
7:00 Approve Consent Agenda and Regular Agenda (Nothing on Consent Agenda)
7:01 Public Comment
7:05 Minutes: December 19, January 2, January 16
7:10 Daniel and Susan Raabe/Wings Point Homeowners Association: Continuation of
a Subdivision Modification to transfer a portion of house-lot to homeowner’s association. Property located at 158 McNeil Cove Road in the Shoreland and
Conservation Districts.
7:30 Public Forum to obtain comments on draft West Charlotte Village Plan
8:30 Update on Regulation Amendment Process
8:35 Deliberation (Champlain Valley Co-Housing, Waldorf School, Nextel)
9:00 Adjourn
7:00 Approve Consent Agenda and Regular Agenda
The regular agenda was approved as submitted. There were no items on the consent agenda.
7:01 Public
Comment
Stephen Brooks questioned why the discussion of the Planning Commission’s policy for document distribution had been postponed. The board took note of Mr. Brooks interest in the matter and requested Dean Bloch to circulate the policy statement to all board members so comments could be made in time for the issue to be included on the next meeting’s agenda.
7:05 Minutes
December 19 Meeting Minutes
A MOTION was made by Gordon Troy and SECONDED by Gene Diou to accept the minutes of December 19, 2002 with the changes discussed.
Discussion of the January 2 & 16 minutes was tabled until the next meeting.
7:10 Daniel Raabe
Subdivision Modification
Jeff McDonald explained that at the previous meeting regarding this matter, questions were raised concerning the dry hydrant, including the possibility of requiring the hydrant to be operational as a condition of the subdivision modification. Mr. McDonald asked Dr. Raabe where the dry hydrant was located, and also asked him to clarify what changes were being proposed to the property line.
Dr. Raabe explained that the hydrant is currently located on the common land. He mentioned that steps had been taken to make the hydrant operational, however, due to weather restrictions the project has not yet been completed. He said the Homeowners Association intends to make the hydrant operational as soon as the weather allows. In regards to the location of the hydrant, Dr. Raabe pointed out that placing a hydrant near the ferry dock may be a better possibility, because this location would provide better accessibility for emergency crews, and while continuing to provide an ample water supply. He said he believed it would be able to serve the entire neighborhood.
In regards to the property line, Dr. Raabe said he is proposing to move his property line north of the road, which would increase the size of the subdivision’s common land.
Mr. McDonald pointed out that a non-complying set-back would not be created by moving the property line and that sewage and utility easements would not be affected.
A discussion took place regarding making the hydrant operational as a condition. Members from the home owner’s association stated that they did not believe the hydrant had been included as a condition in the original subdivision approval, however, the applicant voiced his consent with including the hydrant as operational as a condition if the board decided this action appropriate.
A MOTION was made by Gordon Troy and SECONDED by Linda Radimer to close the hearing on Daniel Raabe’s proposed subdivision modification.
Voting: 6 ayes, motion carried
Hearing was closed at 7:30 PM.
7:30 Public Forum
to obtain comments on draft West Charlotte Village Plan
Jim Donovan provided the audience with a brief overview of the plan. He explained that the intent of the plan was to serve as a guideline for future town planning. He welcomed public comments on the plan so the board could obtain an idea of the public’s views of the plan.
Overall, the audience did not approve of the plan. In particular, concerns were raised regarding the increased density of the village and the many factors that would be affected, such as: sewage capacities, water quality, character of the village, increased noise and traffic, property owner rights, wetland issues, general errors in the presentation of the plan, and a general disagreement with the concept of transfer development rights. Another major point of contention was the consultant’s assumption that increased development of Charlotte was inevitable. Members of the audience spoke out against this belief and stated that the plan’s objective should be to discourage dense development rather than welcome it to the town.
Written statements were submitted by John Owen, on behalf of the Affordable Housing Committee, and by Nancy Sabin voicing opinions on how the plan failed and suggesting comments to make the plan better.
Spin Richardson asked how the research for the plan had been funded. Mr. Moraska answered that the plan was funded by a state grant.
Mr. Richardson went on the say he believed the charette did not accurately provide information as there were not enough Charlotte citizens present to adequately gather a general consensus of a future vision of Charlotte. He noted that he believed the plan to consist of, “clever wordsmithing” and was, “jam packed with things that would truly change the nature of the village.” He also said he believed the plan to be an, ‘unrealistic document’ because it did not consider important factors such as septic easements and property rights. Many members of the audience were in agreement with Mr. Richardson’s comments.
Marty Illick noted that although she did not agree with many of the points in the plan, she did believe the concept of creating a document of this nature was a good idea. She pointed out that the growth projections in the Village Plan were rather consistent with the numbers in the Town Plan. She suggested developing/ tracking a rate of growth that would equate with the general rural nature of the town.
Many members of the audience were in agreement with Ms. Illick’s opinion that a document of this nature would be beneficial to the town, however, the one submitted was plagued with too many flaws.
Mary Ann Gatos suggested members of the audience submit their written comments about the plan to the board.
Jack Clemmons suggested dividing the Village into smaller segments, gather each person’s thoughts on how they could envision their property changing, and then bring all “the smaller pieces together to make the larger picture.”
The Planning Commission thanked the public for attending the forum, and the meeting was closed at 9:00 PM.
There was a brief break, and at 9:15 PM the Planning Commission began deliberating on the Champlain Valley Co-housing and Nextel applications.
Minutes submitted by Allana Kline