Charlotte
Planning Commission
Approved:
September 19, 2002
Members Present: Chair Jeff McDonald
Josie Leavitt David
Brown Gordon Tory
Officials Present: Dean Bloch
1. Discussion
of Site Plan Letter – John Crabbe
Jeff McDonald suggested making changes to the
language of the letter concerning the specificity of the antenna layout,
related equipment, installation and facility.
Jeff McDonald moved to approve amended finding of
fact.
David Brown seconded the motion.
Vote: 3 approved 2
opposed
Failed Motion
Al Moraska came late to the meeting and was not
involved in this particular vote. The
Planning Commission will continue deliberations for this matter at the end of
this meeting.
2.
Informal Site Plan Review of
Large Farm – Clark Hinsdale Jr., Clark Hinsdale III
Clark Hinsdale III updated the board on current progress of the LFO. He explained that the LFO was currently engaged in two permitting processes. He also stated there are half a dozen permits required. He clarified that there is a new site proposal for the barn and manure pits, but that no steps have been taken as of yet to begin the permitting process for this site. He stated that the “existing permitting processes that are underway are for the southern location you saw staked out in the field, both for the manure pits, and the barn.” Mr. Hinsdale expressed his interest in hearing the board’s and public’s views on both sites so as to better acquire an idea of which site is best suited for their project.
Charlie Proutt presented two 300 scale maps of both proposed sites. He pointed out two possible scenarios. The first was discussed at a previous meeting. Changes to the site planning include a semi-circle approach road, parking for eight to ten people tucked behind the barn, two spots for trucks to pull up to the manure pit, and planting rows of trees on the south and west side of barn, and along the front entry way. Also, Clark Hinsdale III explained the possibility of building an atrium for education purposes, and building a viewing area in the barn for school children to learn about running a dairy farm.
Mr. Proutt then showed the layout of the second map, moved a model of the barn to show approximate placement, and explained that the second placement would lower the profile of the barn in relation to the neighbors. He also mentioned that in general the second site would be more difficult to farm in terms of accessibility.
Linda Hamilton inquired about the placement of the barn and manure pits in relation to the nearby wetlands.
Mr. Proutt remarked that he was unable to answer her question at this time because the maps did show official boundaries.
A
question from the public was asked as to regulations regarding wetlands.
Jim
Donovan stated a fifty-foot buffer was required.
Mr.
Proutt explained that the plans included a one hundred-foot buffer along the
edge, which was not intended to be farmed.
Clark
Hinsdale III explained that they were taking the most conservative approach and
considered the entire swail a wetland, and intended to stay at least fifty away
from the edge of the swail.
Linda
Hamilton pointed out on the map that according to the Town Plan the swail in
question was actually considered a stream, and pointed out that streams and
wetlands have different buffer requirements.
Jeff
McDonald lists items of the Site Plan Outline as:
Reviewing
the Site Plan Admission and Conserve
Appropriate
Safeguards in conditions with respect to the efficacy of public access and
safety
Circulation
of Parking
Landscaping
and Screening
Use
of renewable energy and resources
Recognition
of historic structures and overall aesthetics of the development and structures
Recognition
of significant natural resources on site
Efficacy
of water supply and sewage treatment disposal
Jeff
McDonald suggested going through each item and addressing questions regarding
the items as they arose. He then asked
the Hinsdales what their schedule was on the project.
Clark
Hinsdale Jr. explained that they needed a permit before they could do anything,
but once the permits were obtained construction could begin in the fall, and
that it was scheduled to be about a six month project.
1. Jeff McDonald asked whether the application
with the commissioner was officially complete.
Mr.
Hinsdale Jr. answered no.
Jim
Donovan inquired about the scheduling of other required permits and scheduling.
Mr.
Hinsdale Jr. replied first they would have to go after the LFO, and then the
dam permit, assuming that they were going to move ahead with the Tree
Plan. Then they could go after the rest
of them, and explained that before construction could begin all permits would
need to be obtained.
Mr.
Hinsdale III explained in regards to permits that additional permits including
public building permits, fire marshal permit, a small steel water system
permit, and a waste water and septic permit, for the building containing
facilities for staff members, were going to be required. He also explained that acquiring these
permits would allow for school children to safely come on site for educational
purposes. He then stated that the state
of Vermont does not specify any particular order in which the permits need to be
obtained.
2.
Overview of what type of
vehicles would be accesses the site and with what frequency.
Mr.
Hinsdale III explained that some traffic would be new traffic, and some would
replace traffic which already exists in other locations. He then listed projected estimated traffic
flow as:
Traffic to Barn
Three
employees three times each in twenty-four hours to milk
Milk
trucks an average of three times a week
Repair
person a couple of times a month
Bookkeeper
to and from each week day
One
salesperson per week
Farm
Manager, herdsmen and owner to and from barn daily
Trips
associated with lawn mowing and snow plowing
Sawdust
trucks for animal bedding as needed
Estimated
916 loads of manure to fields per year
Six
trips by feed trucks from bunk to barn daily
Estimated
thirty fertilizer truck trips to corn fields
Traffic to Bunk
Estimated
1750 trips to bring crops in/ silage
Three
grain feed trucks per week
Four
seed trucks per year
Twenty
farm supply trips per year
Weekly
trip by nutritionist
Forty
trips per year to stock diesel supply
Ten
trips for machinery repair
Six
trips for tire work
One
hundred trips per year for bringing in hay bales
Two
hundred trips for hay machinery going back and forth to the fields
Gordon
Troy requested an average range to be deciphered for daily flow of traffic.
Mr.
Hinsdale III agreed to calculate the estimated daily flow of traffic, and have
the figures ready for the Planning Commission at the next meeting.
Jack
Galt inquired about the frequency of agitating the manure and expressed concern
about the smell.
Mike
LeClair explained that the design of the reception pit would limit the
agitation of the manure.
Mike
Maniski asked about the frequency of tours and school trips.
Mr.
Hinsdale III explained that tours were not an essential part of the farms
function, and that the LFO was not being designed as an agri-tourism business.
Jeff
McDonald questioned the need for three curb cuts on Bingham Brook Rd. Mr. Hinsdale III explained those three cuts
were designed in the plans for safety and easy accessibility.
Bill
Leckerling expressed his concern about the positioning of the proposed curb
cuts in terms of safety. He explained
that the road is already treacherous and expressed his opinion that the changes
would further hinder sight lines and overall safety of travel on that
road. He also put forth a request to
the Planning and Zoning Board to “formally see this as a revision to the
Planned Residential Developments (of 1986)
that were granted by this board…The Plan dedicated 500 and some odd
acres to those two planned residential developments, and the acreage that was
dedicated…included the parcel where they are putting up this structure. This structure is beyond anything that was
thought that would be put on that agricultural land.”
Mr.
Hinsdale III expressed that he would be glad to have the board look into the
matter, and also expressed that his understanding of the Plan in question did
not dedicate that 500 acres to the residential developments.
David
Brown expressed concern about preserving the integrity of the existing dirt
road (Bingham Brook Rd.) with the influx of traffic, and asked if a deal could
be made with the town to pave the road.
Mr.
Hinsdale responded that they are not in favor of paving the road.
3.
Adequacy of Circulation
Parking and Motor Facilities
Winnie
Geiger expressed concern about the farm vehicles not observing speed limits.
Jack
Galt remarked that the terminus of Bingham Brook Rd. and Giunea Rd. is
marked in the Town Plan as an area to
be preserved for aesthetics.
Jeff McDonald
requested the publics comments on which site was preferred for the LFO.
Jack Galt expressed his concern about the odors that would be caused by the manure pits.
Bill Leckerling stated that, “nobody wants to put a sewer pit that is going to leach a thousand gallons a day in their neighborhood. Our over all, the surrounding neighbors view point would be, this doesn’t belong in that community, period.”
Tammy Paradee stated that because of, “the noise, the traffic, the smell, and the lighting…” the LFO, “is not conducive to our neighborhood”.
Lou Paradee, stated that “What we’re talking about it’s called a farm, but to me a farm that you see has animals outside grazing, this sounds like a production line where you make a cow, you put it in a certain spot, you pump it up with food, water, and you extract milk, and when it’s life is over, you would put it to a…this is kind of a guise for a production line that is being called a farm. I don’t think that our community, when we purchased the place had certain areas that were designated as farm land, and to me farm land is farm land, not a factory.”
Jack Galt stated that, “whether you put the farm by the tree, or by the terminus of Bingham Brook it changes the valley forever.”
Winnie Geiger stated, “Looking into the future when the Hinsdales no longer farm that farm, who is going to buy it? I don’t know many people with that kind of money that is going to be needed to come in and buy that. It’s going to be commercial…I’d like to see a farm there, yes, but not of that magnitude.”
Jeff McDonald listed topics to be discussed with the Hinsdales at a later meeting as:
Number of truck trips per day
Average decibel levels of trucks
What the facility looks like in relation to the road
Curb cuts
Grading Plans
PRD Issue
Next Meeting date to discuss LFO was set for August 8, 2002 at 7:00 PM.
Meeting Adjourned at 9:35 PM