SOUTH HERO PLANNING COMMISSION DRAFT MINUTES July 20, 2016
Members Present: G. Delano (Co-Chair); D. Patterson (Co-Chair); S. Gregg; D. Roy (entered meeting at 8:35PM).
Public Present: Bob Buermann; Mike Bishop (SHFD); Kim Julow (SHFD); Nate Hayward; Anne Zolotas; Martha Taylor-Varney (ZA).
7:00PM – D. Patterson called the meeting to order.
Changes to the Agenda
There were no changes.
- Delano moved to accept the minutes from the July 13, 2016 Special Meeting, as amended; S. Gregg 2nd. All in favor.
16-80-CD018PC (Hayward) Sketch Plan review for Boundary Adjustment and 2-Lot Subdivision
Bob Buermann presented the Sketch Plan to the Commission for Nate Hayward (Applicant) and Project Engineer Jay Buermann. He explained that the parcels involved are 2 unique lots – one (CD018) with a house under construction (no Certificate of Occupancy issued yet) and one (CD022) to be subdivided, creating a building lot (to be identified as CD020) and remaining lands. He stated the Applicant is requesting the remaining lands be identified a deferred lot.
The Boundary Adjustment is between lots CD018 and the proposed lot CD020. The boundary of lot CD018 appears to be moved southward to allow for a conforming setback for the house currently under construction and will increase the lot size from 1.08-acres to 1.11-acres.
The subdivision of the remaining 2.49-acre lot will create a 1.01-acre building lot to be identified as CD020, and a deferred lot (CD022) of 1.45-acres which will have a septic easement for a portion of the mound system from CD020. All acreage is noted to be +/-. The applicant has re-applied for an amended wastewater permit for CD020.
A 1998 Partition Agreement allows only 3 homes to be built on the lots identified as CD016 through CD022. CD016 was developed prior to this subdivision. Homes on CD018 and an eventual home on CD020 will fulfill the limit allowed for development. Per the partition agreement, the deferred lot at CD022 can never be developed.
There was discussion regarding a ROW on the east and south-sides of the properties (identified as Colodny Way). The actual road location of Colodny Way as it turns to the west is not within the ROW itself but is located on lot CD022 without an easement. The Commission requested that the north/south portion of the ROW, which is now 40-ft., be widened to 50-ft., and the east/west ROW along CD022 be widened to include the location of the road (this may make it wider than 50-ft.). Bob asked the Commission if this reduced the degree of non-conformity on lot CD022. D. Patterson said no; since it is not a buildable lot an easement is not restrictive.
The Commission requested the following changes for the Final Plat:
- Replace ‘proposed’ with ‘existing’ on all descriptive language on Lot 18.
- Add utility lines and pole(s) location on Lot 18.
- Correct “proposed waste water easement to benefit 22 Colodny Way” to “….20 Colodny Way.”
All requirements for Final Plat shall be provided.
South Hero Fire Dept. to discuss road and driveway standards
Mike Bishop and Kim Julow represented the Fire Department. Mike explained that the SHFD deals with large fires about once every 18 months. The challenge is to balance property rights and public safety. Kim stated that difficulties for the FD include the lack of turnarounds, lack of access due to narrow roads and driveways, and early detection. Seasonal challenges include private roads that are not plowed in the winter (primarily around seasonal homes) or partially-plowed roads which present a huge liability to the Town in the form of risks to fire personnel and adjacent homes. Discussion included a minimum width of driveways, requiring turnarounds for all construction that requires a permit, the width of roads or driveways tied to the existence of sprinkler systems in the structure, the difficulty of finding some locations, the lack of water and the use of the lake as a water source, the width of roads within a privately-owned ROW and the difficulty in making them wider, early detection/alarm systems, and additional challenges due to seasonal conversions. Considerable discussion was related to insurance and how changes in road and driveway requirements could affect costs, as well as the possibility of the Town taking over some private roads if they are brought up to Town road standards. Kim gave the Commission copies of the NFPA Fire Code as it relates to access roads and driveways. Martha provided pages from the Fairfax (VT) Development Regulations regarding roads and driveway specifications. The Commission requested a fifth-Monday meeting in August (8/29) to discuss these issues with the Select Board.
Anne Zolotas asked about a scheduled fundraiser at Blue Paddle on August 7 and how to deal with the anticipated crowds/parking issues. Martha is meeting with Mandy Hotchkiss on 7/21 and will report back to the Select Board at their 7/25 meeting.
Mike Bishop reminded everyone of the Fire Department Open House at 6PM on Wednesday, July 27 to tour the existing facilities, followed by an information meeting on the proposed new building.
Martha reported that the Zlotoff Tool Museum at Apple Island Resort will be applying to the ZBA and Planning Commission for Conditional Use and Site Plan Approval for the museum.
9:01PM – S. Gregg moved to enter deliberative; G. Delano 2nd. All in favor.
9:34PM – S. Gregg moved to exit deliberative; D. Patterson 2nd. All in favor.
The Commission asked Martha to contact VLCT to ask if Conclusions are required as part of a decision in a Site Plan review.
9:35PM – S. Gregg moved to adjourn; G. Delano 2nd. All in favor.
Martha Taylor-Varney, zoning Administrator
Signed: ____________________________________________ Date: ____________________
For the Planning Commission
These minutes are unofficial until approved at the next regularly-scheduled meeting. All motions were unanimous unless otherwise indicated.