Charlotte Planning Commission
Meeting
Minutes
Members Present: Chair Jeff McDonald Gordon
Troy Jim Donovan
Al Moraska
Officials Present: Dean Bloch
Members Absent: Josie Leavitt David
Brown
1.
Continued Discussion of
Traffic Increase and Circulation of Parking
Jeff McDonald asked the Hinsdales if they were able to obtain any site plans with any contours or elevation views.
Clark
Hinsdale III responded that since the previous meeting they were able to create
a memo regarding the flow of traffic, which was handed out to the members of
the Planning Commission and members of the public. He also stated that they were able to produce a contour map from
an aerial photograph, which could show elevations on the site and from a
distance.
Jeff
McDonald asked Clark Hinsdale III to go over the memo concerning the flow of
traffic on the LFO.
Clark
Hinsdale III reviewed the memo which marked out trips on a daily basis and also
trips that occurred out of a routine, but would be necessary. He explained that the memo showed an average
of fifty trip ends per day on the LFO.
Dean
Bloch asked Clark Hinsdale III to specify the definition of trip end.
It
was determined that one trip end constituted a single trip either arriving or
departing from the farm.
Clark
Hinsdale III estimated the daily activity on the LFO as being twice that of the
Titus Farm already in operation. He
also explained that the biggest increase in traffic would be seen during the
manure spreading in the spring and fall.
He estimated two hundred trip ends would be necessary during these time
periods.
Lynn
Neuegyashi asked that if the estimates presented were based on 690 cows, then
what would the projected traffic flow be for the farm once it reached its goal
of 2,400 cows?
Clark
Hinsdale Jr. responded that they were not proposing to grow to 2,400 cows, and
that their intentions were to keep within the regulations of the proposal for
which they were applying, which is for 690 cows.
Peter
Joslin asked if the number of milk truck deliveries would increase with the
number of cows.
Clark
Hinsdale Jr. responded that a bigger truck would be used for pick-ups.
Jeff
McDonald inquired about the increase in size of the truck.
Clark
Hinsdale Jr. answered that the truck would change from a straight-job to a
tractor trailer.
Dick
Hong asked if the Hinsdales were committed to a maximum number of cows that
would not be exceeded.
Clark
Hinsdale Jr. responded that they are not committed to a maximum number.
Ann
Corrigan shared her experiences from living near a large farm operation. She expressed her belief that the farm had
disturbed her environment, and overall created an unpleasant atmosphere in
which to live.
Jeff
McDonald asked the Hinsdales how many parking spaces they intended to have on
the farm.
Clark
Hinsdale III responded that according to Charlie Proutt’s plans, there would be
eight in front of the barn and six in back of the barn.
Gordon
Troy proposed that the Planning Commission and the public give the Hinsdales
more direction as to which site is more appealing.
A
discussion took place regarding the advantages and disadvantages of both sites.
The
Planning Commission expressed an opinion that the second site offered more
advantages than the original site plan.
Linda
Hamilton expressed her concern over identifying the edge of the wetlands within
the LFO boundaries.
Jim
Donovan explained that on the Federal and State levels if a wetland is
contained within agricultural lands it is not considered a regulated wetland.
Sylvia
Knight expressed her concerns about the pesticides being used on the farm
eventually ending up in the groundwater.
Clark
Hinsdale Jr. explained that 1,000 gallons of leakage per day is based on the
pit being filled with pure water. If
the pit had a clay liner of two feet then the infiltration would be a foot a
year of pure water. For pure water to
move 800 feet it would take 800 years.
He explained that this equation was based on pure water in relation to
the amount of clay, and that the material in the pit would contain small
particles, which would clog up any small holes. He also remarked that they are voluntarily increasing the size of
the clay liner.
Al
Moraska asked if it was possible for the manure pit to have any kind of liner.
Clark
Hinsdale Jr. explained that if one does not have clay, then one is required to
have a liner. He reiterated that clay
is the best impermeable liner one can have.
Jack
Galt suggested using both the clay and a liner.
Jeff
McDonald asked if there were leakage detection systems incorporated in the
design of the manure pit.
Clark
Hinsdale III responded that it currently did not, but that he was looking into
the matter.
2.
Landscaping and Screening
Clark Hinsdale III described the trees to be planted around the farm as:
Disease
resistant elms around the barn to allow for proper ventilation and to provide
adequate screening
Sugar
Maples to be planted along the route
Three
burrows in front of the barn
Trees
in front of the milking barn to screen out employee parking
Al
Moraska asked how many elms were to be planted, and how far apart they
were intended to be.
Clark
Hinsdale III counted out twenty four trees.
Clark
Hinsdale Jr. remarked that he was, “still wrestling with this”, and explained
that this was what Charlie Proutt recommended.
He expressed that he was concerned that the trees would take away a lot
of agricultural land.
Gordon
Troy asked if there was to be any screening on the north side of the manure
pit.
Clark
Hinsdale Jr. explained that the north side would not show.
Gordon
Troy pointed out that the north side is the only major visible view when
approaching the farm heading south on Guinea Road.
Jim
Donovan suggested letting the natural growth along the stream grow up to create
a natural buffer along the north side.
He also suggested having more of a mix of trees on the farm to avoid the
trees from dying out.
Jane
Wallace pointed out that the hedgerows were there naturally to block light,
dust and noise, and although they may take away from agricultural land use, she
believes they play an integral part in screening the farm from view.
Steve
Cantor pointed out that the northerly and easterly hedgerows along Quarter Mile
Road are already protected from cutting by the Planning Commission. He cited a document which stated that before
any cutting could be done to this hedgerow, the Planning Commission must first
approve the cutting.
Jeff
McDonald remarked that the general consensus from the public reported a strong
desire to preserve the hedgerows already in existence.
Clark
Hinsdale II responded to this comment with, “we have a twenty year track record
for preserving them…why do you think they are all still there?” He also mentioned, that they may be plans to
plant more, rather than take some down.
Jeff
McDonald asked if there was a way to install the lighting so they would not
shine out.
Clark
Hinsdale III explained that the lighting currently being retailed is all
designed to keep from shining out, and that he had no intention of attaching
lights to power poles. He also
mentioned that power would be run to the farm underground, so there wouldn’t be
any poles. He did say that there would
be small exterior lights installed for employee safety, but that the lights
running inside of the barn all night for the cows would be a shadowy, dusky
light set on a timer. He also explained that the lights installed inside of the
barn would be above the levels of the sides, to hinder light from shining
out.
3.
Adequacy of Water Supply and Sewage Treatment and
Disposal
Clark Hinsdale III explained that the barn is rated to need 17.6 gallons per minute, per day. The well-drillers estimated yield is 35 gallons per minute. He explained that in order to get a permit for a small scale water supply system they must first stress the water in a 72 hour pump test. He asked if any of the neighbors would be willing to allow their wells to be involved in the testing to see if the neighbors wells would be effected.
Jeff
McDonald asked how deep the well is.
Clark
Hinsdale Jr. stated that it is 305 feet.
Dean
Bloch asked if there was any storage facility.
Clark
Hinsdale Jr. explained that the water runs into an initial storage tank, then
runs into a storage tank at the Titus barn, where it is pumped under pressure
to feed the cows.
Clark
Hinsdale III remarked that the water is running twenty four hours a day, so the
water in take from the cows is relatively constant, as opposed to the cows
“binge drinking” and putting a strain on the system.
John
Lawlis asked what volume of water would be used per day.
It
was estimated to be 25,344 gallons per day.
John
Lawlis inquired as to the average volume of water per day used in a home.
Dean
Bloch answered 450 gallons per day.
Clark
Hinsdale III estimated the water used on the farm to be roughly equal to fifty
homes.
Jeff
McDonald asked when the pump tests were planned on being run.
Clark
Hinsdale III that it was undeterminable at this point, and that it depended on
when the other necessary permits were obtained.
Jeff
McDonald asked if there was estimated flow for the wastewater.
Clark
Hinsdale III responded that there was an estimated 15 gallons per day per
employee, and that they were estimating to put in a 450 gallon septic system.
Jeff
McDonald asked if they would be using the existing well.
Clark
Hinsdale III answered yes, but that they were discussing installing a second
well for safety purposes.
Nancy
Goodrich inquired if there was any one in the state testing wells for traces of herbicides and pesticides.
Clark
Hinsdale III explained that Jeff Comstock has been working full time for the
past eight years testing wells. He also
stated that the results were posted as public information.
Steve
Cantor asked which herbicides and pesticides were being used.
Clark
Hinsdale Jr. explained that they gave all the labels of any chemicals currently
used to Sylvia Knight. He also remarked
that if any one wanted further information, as to where and when and how much
chemicals they used, he would be glad to supply this information to them.
4.
Recognition of Natural
Features
Jack Galt explained that according to his research, the Town Plan recognized the area of the proposed LFO to be a connecting area for various species of wildlife habitat, and that it is cited in the Town Plan as being one of nine scenic view vistas. He also stated that his understanding of the intentions for this parcel of land was that it was to be retained as an agricultural district with the intent of preserving its natural beauty.
Clark Hinsdale III responded that the New Farm Bill provided incentives to farmers to retain buffers and cooperate with retaining the landscape’s natural beauty.
A discussion took place regarding alternative options to the LFO. It was decided that the Hinsdales and members of the public would meet on an informal basis to discuss these alternatives.
5. Historical Structures
Clark Hinsdale III stated that there were no historical structures on the proposed sites.
Adjournment
A MOTION was made by Jeff McDonald to adjourn.
Jim Donovan SECONDED the motion.
The meeting ADJOURNED a t 10:10 PM.