Guests Signed in:

Sylvia Sprigg

William McClay

Paul Craven

Holly Callery

Linda Radimer

Rose Ann Lombard

James Callery

Janice Heilmann

Paul Arthaud

Lydia Hibbard

Dan & Victoria Rosen

Alice Lawrence

John Quinney

S. J. Morrow

Marc Greenblatt

1. Paul Craven, Sketch Plan Review for 2-lot subdivision: Naomi Stuart and Paul Craven own 10.89 acres and want to subdivide into two 5+ acre lots. Lucy=s Lane would be the access point. This is part of a subdivision of 3/14/1978.

On the aerial photograph, noted Al Moraska, it appears to go through a wetland. Neighbors looked at the map as it was being described. Dave Brown asked if the pond was on this lot, but it is on an adjacent lot.

There are 4 houses in this subdivision and there is a cul-de-sac at the end. The map says the right of way serves four parcels of land. Jim said if that is private, it only has four permits on it and perhaps they need an easement to have a second lot on one of the parcels.

Gordon Troy said they need to look at all the four grants and deeds. If one property owns the 60' right of way and the remaining three properties have a deeded right of way it means there is an additional property needs special permission.

Paul Craven currently accesses Lucy=s Lane; it is on the corner of Lucy=s Lane and Higbee Road. Each owner takes care of his part of the road and Clark picks up the cost to his house.

Dave said the Planning Commission will need to see the mylar in order to see any restrictions. Gordon would like to see all four deeds. This could be added subject to the other three parcel owners= approval.

This application is continued to the meeting of July 19^th at 7:45 p.m.

2. Champlain Valley Co-Housing Discussion: Bill McClay was introduced, and he had provided Planning Commission members with packets depicting some future plans in the works. Folks are looking at the Callery property as a place to put 24 units of housing. They have a purchase and sale agreement on the entire Callery property.

On the top part of the page, Rte 7 is on the left and Greenbush Rd. is on the right, and East Thompson=s Point Rd. is on the bottom of the page. Hinsdale=s is the Berry Farm on Route 7. Clark Hinsdale would have three other portions of Callery properties. The portion of the Callery property is in three separate parcels, everything that has a line in it. The portion to the east of Rte 7 is a 20 acre parcel. There is one that goes to E. Thompson=s Point Rd. and one that just goes between Rte 7 and Greenbush Rd.

What is proposed is the Co-Housing group is buying 17 or 18 acres, and Clark Hinsdale would be buying the other portions of Callery property. Clark has been talking to the Vermont Land Trust about purchasing the development rights for the two properties on Route 7. He then would do a p.r.d. on 25 acres. The co-housing would also be on a p.r.d.

A map showing current use was brought out for comparison. Much of the land in the middle is partially overgrown and partially open meadow, with wooded portions also shown.

The Berry Farm is conserved land. All 24 units are being proposed, including the common house. This is just a discussion at this point, a Apre sketch-plan@ to get initial reaction and advice.

An overlay was shown which has the wooded areas and the wildlife corridors. There is a proposed new road but this is not shown yet on the map. They do have Aview from road@ category which is from East Thompson=s Point Rd., from Greenbush Road, from the corner near Wildwood West. There are some pine trees for shielding the view already. Most views are from the west. The access is to be from Greenbush Road.

Dave Brown asked what guarantee there is about the conserved land. If this goes through, what guarantee is there that in five years someone doesn=t come back to chop this up again? Mr. McClay said the Vermont Land Trust intends to keep the land. He said there is a possibility for the co-housing group to come in with an exception to add some affordable housing but at present he doesn=t see that.

Al Moraska asked if the configuration is flexible. The reply was that this is a general idea of where the housing would be.

Sylvia Sprigg: We heard some of the same conversations or similar conversations when Ten Stones was proposed: community housing, with a common driveway and common gardening area, and a common house, and in reality it=s not that way now. They have added units to it as well, without the promised common house. I would caution the Planning Commission that with this project, if that is what is approved, that it really is what is going to be there in ten years from now, just to make sure just who is going to regulate that. With Ten Stones the original organization is no longer involved. I also am an abutting landowner.

John Quinney: AI am a member of the Conservation Commission and I=m concerned about the access road coming across a wildlife corridor. I=m sure Linda Radimer is also concerned about that. Is that the optimal access to that property?@

Bill McClay: AThere were three possible access points. But both East Thompson=s Point Road and Route 7 would require crossing a significant wetland area. The wetland cuts from the pond in both directions. There is a restriction on access from Route 7 in town regulations.@

Gordon Troy: AWe need to have a site visit.@

Dave Brown and Al Moraska, looking at the aerial photo, suggested that the parcel that will be developed be situated more north and south instead of east and west. They could have the houses further from the main wildlife corridor. The Conservation Commission would want to protect the corridor, and there would have to be some guarantee about what will happen to the rest of the land.

Paul Arthaud: AYour group has nothing to do with what Clark Hinsdale will do, is that right? What is the expected cost per unit?@ Reply: [$140,000 to $310,000.] These will be 2 bedroom to 4 bedroom units and they are expected to cost an average of $170,000 to $180,000/ unit. They will be in a separate p.r.d.

Debbie Ramsdell: What is the definition of affordable housing? Reply: Those are internally subsidized, and the cost is 80% of the median income.

Alice Morris: What are the demographics? How many people and how many children? Reply: For 60 to 70 bedrooms, 100 people, 11 members of 24. There usually is a 2:1 ratio of adults to children.

Sheila Braun: Proposed agriculture? Make sure it is used for agriculture.

Al: Septic and water designs? Reply: It would have to be pumped (across the brook), but there is capacity down in the fields. Capacity studies and testing still have to be done. Craig Heindell is doing this.

Joan White: We have had three generations close to each other and have often invited people in. What is the proposal for parking, and are there any other curb cuts planned? In such co-housing in other places sometimes there is one person who brings several children and there is likely to be more car-pooling.

Joan White: How much land fronts on Greenbush Road? Reply: approximately 350'.

What is the tallest structure? ... water tower, silo? Reply: Nothing higher than a two story house, less than 35' high.

Jeff: schedule? They plan to start construction next spring. A Site Plan would include a site visit.

Jim Donovan: Additional concern is to look at the impact on the neighbors to the north.

Dave Brown: Turning the orientation to a north/south direction would be a good start.

Al Moraska: With 24 units and 10 vehicles trips/day each, this would be a high impact.

3. Barbara Horsford and Lydia Hibbard Sketch Plan for a 2-lot subdivision: Lydia Hibbard, daughter of Barbara Horsford (who is selling some property), was there, and Stuart Morrow described the area. This is north of Rosce and near the bridge. It is 80 acres bounded by the south by Lewis Creek.

Linda Radimer has 10 acres and Lydia (her sister) had 11 acres. They have a potential buyer for this, who wants to also have the field in this boundary adjustment. The field is currently pasture. The septic was supposedly approved by Spencer Harris two years ago.

Instead of having a line drawn in the middle of the field, they want to redraw the line at the edge of the field. The only concern is that the septic must have a 100' setback from a stream. Lines would have to be redrawn to meet the subdivision ordinance. Page 27 B5 of Subdivision Bylaws, so the line will be redrawn if necessary. This is not a created lot, but an old existing lot.

Josie Leavitt moved to classify this application as a Subdivision Modification. Jim Donovan seconded the motion and it was approved, 6-0 with one member absent. It is similar to a boundary adjustment but requires a warned hearing.

4. Town Plan discussion: Jeff said he hoped to come up with a plan of attack to cover not only the Town Plan but to fix some of the conflicts we have found with some zoning regulations.

The Town Plan was adopted in 1995 but was really done in 1990. There is a Tower ordinance which is good until March 22, 2002. The fire and safety ordinances were approved by the Planning Commission, but we are not sure these are correct. The sewage ordinance and the setbacks need addressing.

We can=t make a major change to the Zoning Ordinance until the Town Plan is completed, but we need some follow up.

There are some tax abatement strategies which may help some, but were disappointing to others. And we also need to address the Industrial District and whether we need to make any changes.

Conservation, recreation are other things to consider.

When the applicants come, they need to find these things all in one place. Jeff suggested that some sort of a AKey System@ which ties everything together would be a good way to address this.

The Village Master Plan needs to wait until the Town Plan is done.

Dean Bloch noted that we have some consultants, if we get back to them within a reasonable time.

Gordon Troy suggested that once the maps are set, we will have more consistency in what we work with.

We need to put together comments and so forth by the 16^th of August, August 5^th on t.d.r.=s. Should we get input from the Vermont League of Cities & Towns on t.d.r.=s? Gordon said when he was in Warren, they had given a lot of information.

5. Stearns: Jeff said Rodney and Donna Stearns wanted to extend their application for 6 months. Gordon Troy moved to extend the Stearns application for 6 months. Josie Leavitt seconded the motion and it was approved, 6-0 with 1 absent.

Jim Donovan moved to adjourn at 9:00 p.m. Dave Brown seconded and it was approved, 6-0.

APPROVED BY THE CHARLOTTE PLANNING COMMISSION ON

Chairman Date

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