Members Present: Chair Jeff McDonald

Dave Brown

Gordon Troy

Gene Diou

Josie Leavitt

Members Absent: Al Moraska

Jim Donovan

Officials Present: Dean Bloch

Public Present: Kate Lampton Stephen C. Brooks

Clark W. Hinsdale, Jr. James Callery

Ellie Russell Chip Patulla

Bill Maclay David Miskell

Sylvia Sprigg Dick St. George

ClarkHinsdale, III Sheila Braun

Debbie Ramsdell David Rose

Mike Boucher Frank Lambert

Dave Marshall Holly Callery

Chair Jeff McDonald called the meeting to order at 7:03 p.m., noting that the PC had just finished meeting with representatives from CCRPC and CCMPO who provided an explanation and demonstration of DSS Snapshot, a software planning tool.

APPROVAL OF AGENDA

Mr. Troy asked about the RFP and its status. Mr. Bloch said that it has gone out. Clark Hinsdale said “thank you” for putting the names of the Planning Commission at the bottom of the agenda.

Policy items were discussed, specifically 1) distribution of documents; and 2) the RFP. It was decided that the issue of distribution of documents would be tabled for the next meeting. Mr. Bloch said that the RFP was advertised in The Burlington Free Press and a publication called Works-In-Progress. It has also been emailed to a list from the Vermont Planners Association. He reported that the planning office has received requests for the RFP document already from six or seven consultants, and it has been mailed out to them.

Dave Brown arrived at the meeting at this time.

Minutes: October 17, November 7, November 21.

October 17 - Everyone was in agreement with Mr. Troy’s marked revisions; an additional change was to fix the word “jointed” to “joined”. Mr. Troy made a motion to approve the minutes of October 17, 2002 with the changes noted. Ms. Leavitt seconded the motion. All were in favor and the motion was unanimously approved.

Mr. McDonald proposed to go to the 7:15 p.m. agenda item at this time due to time constraints. Everyone agreed.

Discussion with Kate Lampton, Executive Director of Champlain Valley Greenbelt Alliance.

Kate Lampton addressed the meeting by explaining what the Alliance does; she said that their goal is to create greenbelts along the major corridor between Shelburne and Middlebury by looking at better land use planning. They are concerned with conservation and landscaping. Their plan is to complete a visual analysis of the corridor after which they will return to the PC in approximately a month to talk about it. Mr. Troy asked about a timeframe for the work that the Alliance is planning. Ms. Lampton responded by saying that the first phase will be done in a couple of months and be ready for the Town’s review. The next phase is to get feedback from communities and do an analysis. They will prioritize parcels and areas for conservation or land use techniques. Mr. Troy asked what the Town can do to work with an organization such as theirs or others; for instance, could the Alliance assist the Town of Charlotte in rewriting its land use regulations? Ms. Lampton said that they would happy to provide assistance. Mr. McDonald asked what/who constituted the Alliance? Ms. Lampton said that she is the sole staff, but as the word alliance implies, it works with others in collaboration on projects, i.e. towns, Vermont Land Trust, etc. Mr. Brown asked what the plans were to work with the wildlife corridors between Charlotte and Middlebury. Ms. Lampton said that scenic resources such as view sheds were a preemeninent resource and their analysis will focus on visual resources and then use other groups that have expertise, e.g. Charlotte has done an exemplary job in its wildlife conservation efforts. Clark Hinsdale asked what the Alliance was and who was on its Board. Ms. Lampton said that it is a nine-member board comprised of members from Shelburne and Charlotte and that they are primarily focused there, but are very interested in getting additional members from Addison County. Mr. Brooks asked what target parcels are on its agenda. Ms. Lampton responded by saying that they have a purchase and sales agreement presently in New Haven up the hill south of the Route 7/17 junction.

Champlain Valley Co-Housing; continuation of Preliminary Plat Hearing

Bill Maclay addressed the PC explaining that CVCH is now responding to the PC questions at this point. He reported that he met with the Charlotte Volunteer Fire Department (CVFD) earlier this evening. CVCH has hired a fire protection consultant. He talked with CVFD to explore different ideas. CVCH agrees to all measures requested by the Charlotte Volunteer Fire Department (CVFD) except for the separation between the buildings. It is not something that can be done within the parameters, Mr. Maclay said. He said the separation distance under the Code is 22 feet. What CVCH proposes is a wood frame construction (fire rated sheetrock). Also, they propose to use cellulose as insulation instead of fiberglass. All exterior would be non-combustible except for some decking materials. Mr. Troy asked what was the quadruplex length and width? Mr. Maclay said the width is 35 feet and the length is 100 feet. Mr. Troy asked if it was two-story and Mr. Maclay said not entirely. Mr. Troy said the size of a quadruplex is not that dissimilar to some of the homes which are presently built in Charlotte, so the issue is a matter of density.

Mr. Maclay said that CVCH is developing a fire protection plan with a consultant which would address:

- All buildings will be approved by the Vermont Department of Labor & Industry,

- Fire separation walls that are required by Code

- Only common buildings could be unprotected

- Good access

- Distances are in compliance with Code

- Trusses are plywood gusset

- No PVC on outside exposed areas

- Exterior electric and gas shutoffs

- Lock box for public buildings

- Alarm system

Ms. Leavitt asked about the status of the sprinkler system option previously discussed. Mr. Maclay said that it is very expensive, but that the CVFD has agreed that they would give some benefit for a sprinkler system for shorter distance between buildings. The cost would be approximately $250,000 and CVCH is not proposing one. _____ asked what percentage of the total cost of the project would the sprinkler system compose? Mr. Maclay said it would be $10,000/unit. Sheila Braun said that the cost of a unit would be approximately $170,000-$300,000 and $10,000 would be a serious hardship to some. Mr. Brooks brought up the subject of the hydrant issue. Mr. Maclay said that ___ hydrant is expensive as a sprinkler system almost. Mr. Maclay said that the CVFD had two dry hydrants to provide water flow. Mr. McDonald asked if CVCH had the needed fire flow? Mr. Maclay directed this question to David Marshall. Mr. Marshall said the required flow is 180,000 gallons, but the ISO standards calculation has not been run. It would be the amount that is necessary for 60-minute flow to the desired flow of 3,000 gals/minute. Mr. Marshall proposes to reduce phase of -__ that not impact a Class 4 road/right-of-way in any way as far as future use. Mr. Troy asked if the CVFD could push out 3,000 gals/minute with their easing equipment? Mr. St. George said that they can do 1/3 of that. Mr. McDonald asked if the equipment is their limitation and Mr. St. George said yes. Jake Callery asked if CVFD counts on the help from other towns, such as Ferrisburgh or Shelburne? Mr. St. George said that the CVFD does rely on help from other towns, but in the wrong time of year they could be waiting for some time for other towns to arrive. He said that if they have 3 trucks at the pond, they can do 3,000 gallons/minute. A question was asked if CVFD works out a game plan as to how it would handle different size fires in the community. Mr. St. George said that they ultimately call other departments for possible structure fires and update them when it is a confirmed structure fire. Mr. Troy asked if a sprinkler system were restricted to just multi-family units would that reduce the cost? Mr. Maclay said that it would not help in terms of getting pumps and equipment but it is cheaper per square foot; it may go down to $150,000 from a cost of $250,000.

Mr. Bloch inquired about the Vermont Department of Labor & Industry inspecting single family homes and if that was normal? Mr. Maclay said single family homes are not regulated by Labor & Industry unless they are rented. Mr. Bloch asked if the common building is not required to be sprinklered? Mr. Maclay said that was right. Mr. Bloch asked if the fire protection plan could be prepared before the final plot decision and Mr. Maclay said yes. Mr. Troy noted that, at the second site plan meeting, there was a discussion about the need not to phase in the project and we should revisit that issue. Mr. Troy said that current demographics are not an issue, but over a three-year period of one-third phase-in, CVCH would tuition kids during that period. It was asked if that would that apply to home schoolers? Mr. Troy said no, just public school.

Mr. MacDonald asked about the landscaping plan? Mike Boucher from T. J. Boyle & Associates explained that his office’s plotter broke down that day so he apologized for not having new maps. He used the older maps and went on to say explain how they have responded to the PC’s requirements and changes for the plantings. He explained that they tried to stay with natural species and said there are many evergreens and they do well in wetlands. White pines have been added to the southern section.

Preservation of hedgerow – he explained that the root structure of a tree goes beyond the spread of the canopy and before construction takes place, a fence will be installed and mechanical root pruning would be done. The plath along the eastern edge of the hedgerow would be filled and a bobcat would be used.

A landscape architect would visit the site and flag diseased and invasive species and tag trees to be saved. Mr. Brooks asked if Harold Trace shows up on the maps? Mr. Maclay said that they will move the fire pond so it is not on that location. Mr. Brooks said the Town trail plan is anticipated to be extensive and this area should be shown because at some point in the future it will be considered historic. Mr. Maclay said that it would not be a problem to put the general location on and they will do that on the final plat. Clark Hinsdale, III remarked that he thought that CVCH is on the right track; he said that Harold Trace should be picked up and the approximate location along with deed reference should be noted. Mr. Boucher went on to say that all wildlife plantings will now be shown on S-17. He said that the PC’s request of lightening the landscaping on the entrance road has been taken care of as well as fixing the glare into neighboring houses. Clark Hinsdale, III asked that, since plans were moved 1/2 again to the west, he doesn’t know whether or not the southerly single family house would show through the gap between the hedgerow. Mr. Maclay said that it will show at some degree and he showed on the map the area and said it depends on where you are looking. Mr. Hinsdale, III asked if there were plans to extend the hedgerow and Mr. Maclay said that there are no plans to do that. Jake Callery said the trees get thinner as you go south because it gets wetter. Mr. McDonald noted that the current plan is an improvement with regard to exposure to the Berry Farm. Mr. Hinsdale, III said it seems like planting should be required. Mr. Maclay said there are dense evergreens proposed. Sheila Braun asked if there could be be better screening if there was something that could grow there? Mr. Callery said that tamarex will grow there. Mr. Hinsdale, III said deciduous trees are fine; it could be swamp ash. Mr. Maclay said that they will come back with some proposed plantings for that area. Mr. Brooks asked if there was anything that showed that area to be an archaeological sensitive area. Mr. Maclay said that an archaeological sensitive area has been identified and will not be disturbed.

Mr. McDonald asked if there was any additional information that the PC needed to have on the fire protection issue. Mr. Maclay said no. Mr. Brooks asked Mr. MacDonald if he asked that of the fire department as well. Mr. St. George said the CVFD has no further issues. Mr. Troy asked about the time frame to continue discussion with the Fire Department. Mr. St. George said it will be a couple of weeks. Mr. Maclay said they are not starting the Act 250 process until they are finished with the PC preliminary and he asked the PC’s timeframe. Mr. McDonald said that, if there are no further questions, they will close the hearing now. But if there is material change in the project, then it will stay open. Sheila Braun asked for clarification. Mr. Troy explained that they would make a motion to continue the hearing and in the meantime, they would deliberate on other issues. After some discussion, Mr. Troy made a motion to continue this hearing to January 2, 2003. Debbie Ramsdell asked if Josie Leavitt would come to that meeting and Ms. Leavitt informed her that she will be on vacation. Mr. Hinsdale, III asked the status of the recreational path and the specs. Mr. Bloch said that is a 20-foot easement. Mr. Hinsdale, IIII asked if that went within 50’ of the boundary of the Berry Farm. Mr. Maclay said that it is the preference of the conservation committee where it goes. Mr. Brown asked that, before the PC made a decision, if they could do some further investigation to make sure it doesn’t go through a wildlife area. Mr. Rosen said that this project impacts the social/political potential of a community that has already issued a statement of values and asked what kinds of things the PC can do to limit the impact on the immediate neighbors. Sheila Braun said that CVCH has made an effort to involve the community around them. Mr. St. George said that the Fire Department is going to be requesting to be brought into these kinds of projects much earlier in the process. Mr. Bloch noted that Chris Davis received agendas of every planning commission meeting. Ms. Leavitt said that it was good for the PC to be aware of this. Mike Lambert asked how all these regulations would be policed, i.e. who would be on the job to make sure everything is being met. Mr. MacDonald said the zoning administrator is responsible for that. Mr. Maclay said that he and David Marshall will be there on site as well. Eleanor Russell said that a Certificate of Occupancy cannot be issued until all requirements are met.

Mr. Diou moved to adjourn. Ms. Leavitt seconded. All were in faor and the motion was unanimously approved. The meeting adjourned at 9:02 p.m.

Respectfully submitted,

Kim Johnson