Town Offices, 425-3533
7:00 p.m., Thursday, April 18, 2002
Members
Present: Chairman Jeff
McDonald Gordon Troy
Josie Leavitt Al
Moraska
Members Absent: Dave Brown Martha
Perkins Jim Donovan
Officials
Present: Planner Dean Bloch
Guests
Signed In: Lorna Jimmerson Sylvia
Sprigg Jenny Cole
Ellie
Russell Bill
Lockwood Mel Hawley
David
Raphael Stephen
Brooks Free Press
reporter
1. General Business: Review of Jimerson application: All the details have been added to the Findings of Fact from the meeting of April 4th, and the approval draft written by Dean Bloch was reviewed Gordon Troy moved to approve the Lorna Jimerson subdivision application. Josie Leavitt seconded the motion and it was approved with a vote of 4-0, with 3 absent
Sketch Plan Letter for Paul Swan (draft): The word “should” is appropriate for a Sketch Plan advisory letter, and members agreed to have Dean send the letter as is.
Minutes: Minutes of February 28: Gordon said it would be better to have less “we” and “they” in the descriptions, and asked to have “the applicant” or “the Planning Commission” etc. substituted. Al Moraska corrected the name of the person leasing some farm land from the former Laberge Farm. Dean corrected the name of an applicant representative from “David Harrington” to “David Cherington.” Gordon Troy moved to approve minutes of February 28, 2002. Al Moraska seconded the motion and it was approved, 4-0 with 3 absent.
Minutes (continued): March 7th minutes: Clarify location of septic lines on Pizzagalli subdivision. Gahagan subdivision, make the details more understandable on re-drawing the lot lines. Add detailed wording which are to be e-mailed by Dean, and add a date when previous subdivision was done on the property. Gordon Troy moved to approve the minutes of March 7, 2002 with amendments. Josie Leavitt seconded the motion and it was approved, 4-0 with 3 absent.
Minutes (continued): March 21st minutes: Stephen Brooks’ name was corrected on the signed in list. Change “responsibility” to “responsible” and “spit” to “split.” Be more specific in the account of the directions to Dawn Wulfson about her driveway. Add Al’s name to those present at a Site Visit. The new committee to be appointed by the Selectboard is the Economic Committee. Where “Town Plan” is discussed, add “the” before it. Further details were finished for clarification, and Gordon Troy moved to approve the minutes of March 21, 2002 as amended. Josie Leavitt seconded the motion and it was approved, 4-0 with 3 absent.
2. David and Nancy Morin, continuation of Sketch Plan Review for a two-lot subdivision located on Mount Philo Road and in the Rural District: The applicants were unable to come in, and will make arrangements with the Planning Office to come back for the continuation. There is no action.
3. Greenwood America: discussion regarding development options on Ferry Road in the Industrial and Rural Districts: Mel Hawley (representing Country Home Products), Bill Lockwood (representing Greenwood America), and David Raphael (from Landworks) presented four options for development, some of which would hinge on possible future changes they hope for in regulations that are not yet written.
Aerial photographs and sketches were provided in packets that the group provided, and descriptions of each proposed layout were discussed. In reference to the aerial photographs, they are not the most recent that are now available in the Town Offices, it was observed by Stephen Brooks and verified by members of the CPC. Mel said they would correct their packet.
Mel refreshed everyone’s memory about the state of the property as it stands now: The present farmhouse and barn lot is comprised of 58.08 acres. Any development on the back part of the land would involve subdividing the farmhouse and barn property, leaving it with a lot. One of the things that Greenwood America hasn’t decided, is whether to have this be a 10-acre lot, or possibly a 5-acre lot. If it were 10 acres it could be subdivided later.
Or under current zoning, Mel said, they might drop that down to 5 acres and the Zoning never changes, but if the density were to go to less than 5 acres, they might be able to have more than one use on the parcel. A lot of this speculation relates to the water availability. But the concern is about the wastewater capability. At some point, Mel said, they will have an application before the Town for further development.
Gordon noticed that Mel kept putting his hand over a certain part of the map, and noted that it was in the area of the wetlands and beaver dams.
Mel recalled that the Planning Commission had not wanted them to have a parallel road, and they have looked to control that. They have an option agreement with Charles Kellner, and have filed a Memorandum to use the same driveway.
On the 3-lot subdivision and the subdivision modification, there were a total of 7 documents and they have complied with the request to submit all of those documents as part of one project. (1) the Offer of Irrevocable Dedication, (2) the Draft Trail and Wildlife Corridor, (3) the Homeowners Association Bylaws, (4) Restrictive Covenants, (5) Roadway Agreement, (6) Sewer Agreement, (7) Open Space Agreement and these have all been filed.
Mel said he has spoken with Dean Bloch about the Offer of Irrevocable Dedication relative to the trail, which is a floating trail easement. The applicants would like the Town to deal with exactly where this will be. Mel has talked with Mr. Kelner and the Option Agreement does not provide that the trail be located within the 60 ft. r.o.w. He has also spoken with the Waldorf School, he has let them know that although the trail is not in the contract with them, they did file the Offer of Irrevocable Dedication. The split rail fence that is there is not within the 60 ft. right of way; it is totally on the Creamery property.
Mel suggested having the trail run on the easterly side of the split rail fence as it makes its way to Ferry Road.
Mel indicated that April Muhlre from the State has signed off on the wetlands relative to the 3-lot subdivision, but they are still waiting for a letter from her relative to Greenwood America’s field findings relating to wetlands in the larger parcel.
Al Moraska asked what frontage was left, since most of the frontage has gone to the Lake Champlain Waldorf School. Mel replied that the frontage needed for future new development will be done in a different way and will be accessed through the right of way. He reported that there is a State permit to construct a 6,499-gallon system.
Bill Lockwood then described the wastewater treatment. He pointed out the location of a pump station, and they have a license agreement from the AOT permitting the force main to go under the road and it is expected by the first of June. The force main would continue up to the field and includes the replacement field.
At the Waldorf School the current system is a 600-gallon per day system which is for 44 students or employees (calculating to 15 gallons per day per person). There are “Low Flow” fixtures, the use of which gives them a 10% discount. With this discount the amount is 13.5 gallons per day per student. (Dividing 600 by 13.5 gives the 44 students in that answer.)
Bill Lockwood said as part of the option that the Waldorf School has agreed to purchase 2,520 gallons. What it deals with, is a combination of students and teachers, and the math changes with the addition of a lunchroom.
Gordon noted that there is a remaining balance of 3979 gallons.
The Country Home Products building has an existing system capable of 1000 gallons/day. This is equivalent of 73 employees. There may be 40 employees in there today, Bill said.
Mel Hawley said there is a possibility there of having a “pre-treatment” which would allow the capacity there to be doubled, increasing the capacity to 146. They are not looking to connect 823 Ferry Road into the new system.
Jeff McDonald asked to start looking at the pictures. Mel just wanted to add that they would save out part of this capacity for a commercial property.
Bill Lockwood said he has been involved in some of the Village District discussions, and some of these discussions centered on density within the West Village. He said some of these options. What he is going to discuss have to do with some feelings that were discussed at these sessions. He said they have tried to propose a sketch which reflects that is within the current Regulations, but also wanted to get the CPC’s reaction to some feelings in those meetings regarding higher density.
David Raphael feels there are some elements in the Town Plan with higher density, such as the Rail Station. The proposed area is somewhat isolated away from the road, so may be suitable for a different kind of development if such a change is made to the regulations in the future.
David said there are certain elements such as the railroad station, where the Town may want to see further commercial use around the rail station, and then there was the West Village Study, and where that was leading. Even though it was only a study and not a planning document. Then there is the walking system study, which is approximately a half-mile. This may be an opportune environment to do some clustering that may not impact anybody to any great degree because it is surround by land that is likely to remain in conservation. The thinking about this, David said, is very preliminary.
In Option A in the packet, 2+ acres or more surrounds each of these homes. There is a very distinct hedgerow or tree line. This area would have shared driveways and common areas and have its own neighborhood effect.
Option B has a cluster of 2 or 3 lots to the west and south. It would include a small-scale commercial unit within it; a barn or a building.
Option C has a traditional arrangement
of lots not quite as close together, with a common area. The road and infrastructure is towards the
rail, with existing tree line retained and more trees planted as a buffer.
Option D is a first cut at a tighter
density, and shows how it would work if such a density were to be allowed in
the future (i.e. one to two units per acre). 3700 gallons of the septic
capacity would allow 30 bedrooms. This would be a very dense small village, and
needless to say such a plan is not in place. Gordon noted that Option D is for
63 bedrooms. David Raphael said there is still much more septic capacity in the
area.
But Jeff noted this is next to a well that serves
another nearby neighborhood (which has been discussed in earlier discussions).
Gordon asked that the septic area be
pointed out specifically. It is in the field away from the pool off Greenbush
Road at the northwest area of the Old Lantern.
Stephen Brooks wanted to see the
development moved away from the tracks and keep the track area in open space.
Sylvia Sprigg said it is a shame to
lose the Industrial Commercial zoning designation, as all of these lots are
residential. Al asked if this is just south of the Commercial Industrial
section, but Bill said it was not. The
farmhouse buildings are in the Commercial District. Bill said he is experienced in working hard to find tenants for
the commercial building and there has not been an overwhelming demand.
With 20,000 square feet there are only 7 tenants.
Bill said at its peak, there were 73 people. But now there are between 25 and
50 people there.
Stephen Brooks wanted to see less commercially
oriented, and have Charlotte people utilize commercial entities and services in
surrounding towns instead.
Jeff said we do not necessarily want Charlotte to be
just a bedroom community. We need to have people in Town to be on the volunteer
Fire Department, and not have everybody gone to work in other towns when
emergencies arise. Jennie Cole agreed that we should be looking toward the
future.
Gordon asked the applicants how they would work
these concepts into the Village Planning Process that is going on.
Dean asked if he could pass on Jim Donovan’s
comments since Jim was unable to be here tonight. The Village Plan does
emphasize mixed use. That is, uses other than two family dwellings. There is
the zoning factor.
Sylvia noted that in some of the Charette sessions
people wanted to see small commercial uses, with a living or dwelling unit
upstairs or on the side. This would be a more compact, better use of the land
and a better use of the clustered area. Also there are a lot of home businesses
that, in order to expand, find they have to move to another town because of the
need to have something in between in size.
David Raphael said they have gone through looking at
the restaurant possibility that fell through. He said they are restricted to
what the market will bear. It is a tough discussion. Mel said if there were a
movie in Vermont every year (like “DreamWorks”) they would make out okay. There
isn’t much need for incubator space right now.
Gordon advised the applicants to get as involved in
the Village Planning process as possible.
Jeff said he doesn’t get the impression from village
residents that they want to see the density increased in the village.
Jeff asked if the trail could actually be presented
rather than leave it floating. Mel
suggested having the trail either going near the train tracks, but asked if the
CPC would like to see it go through the development. Most of the other area is
in wetlands and there were some joking suggestions that there be some floating
boardwalk type trails. Al said they could look at where the wildlife
patterns are and have part of the trail go near them at the edge of the woods.
Gordon noted that in the
Industrial area there is a density of 5 acres per use, in the current Zoning
regs. The objectives are to increase the commercial space. In Commercial, it is
one acre per use.
Stephen Brooks suggested having
high density, low income housing. He also wanted to state his opinion that
Charlotte residents would rather use commercial services in surrounding towns.
More discussion followed about
the commuter rail, Rte 7 reconstruction, a site saved for a new school, and
other economic subjects. Bill Lockwood
said he still doesn’t know whether people would be willing to come to Charlotte
to live in a duplex.
Jeff noted that there is a
bonus allowed for affordable housing. Dean noted that there is also a bonus
density of 10 units per 5 acres for the elderly. Gordon read some definitions for
“affordable” units. But Bill Lockwood said they couldn’t afford to provide
either option.
The meeting adjourned at 9:00
p.m.
APPROVED BY THE CHARLOTTE
PLANNING COMMISSION ON
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Chairman Date
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