MEMBERS PRESENT:       Dick Elkins (Chairman); Brian Precourt, Kate Lalley, Sam Chauncey, Tucker Holland. (Daren Jorgensen and Ronald Bouchard were absent.)

STAFF PRESENT:                Dean Pierce, Town Planner.

OTHERS PRESENT:            Brianne and Matt Taylor.

Chairman Dick Elkins called the meeting to order at 7:05 p.m.

 

There were no changes to the agenda.

 

Brianne and Matt Taylor, 5462 Shelburne Road, presented the idea of a change of use at their residence from Residential with a Home Occupation to Residential and Commercial. Presently there is an antique shop in the garage portion of the residence. The lot does not meet the requirements for a commercial use. Mr. Taylor’s business (Matthew Taylor Designs) is located off site, but the plan is to operate both businesses on one property. A second floor would be added to the garage for additional space. The location at 5462 Shelburne Road will provide more visibility, promotes local family businesses, and frees up another site for another business. The proposal supports the objectives in the Town Plan for the village, said Ms. Taylor.

 

Dean Pierce explained the Taylor property is in the Village Center zoning district and the Village Core Overlay. The Village Center zone requires 20,000 s.f. for commercial use and 150’ of frontage. Setbacks are an issue with the Taylor house (historic house which does not meet the setback). The area required for residential use was reduced from 12,500 s.f. The Planning Commission may want to consider decreasing the lot size requirement for commercial use as well. If the square footage for a commercial use is reduced to 15,000 s.f. approximately 10 other properties in the village could be included in the number of lots that potentially could have a commercial use. The nonconformity section of the regulations would have to be modified and the frontage requirement would have to be changed as would the setbacks. An overlay can give residential property some opportunity for commercial use so this is another option, continued Mr. Pierce, or perhaps tweaking the overlay conditions somewhat. If the Village Center district is changed, staff suggests the flower shop property be included in the district.

 

Kate Lalley asked about Shelburne Kitchen. Dean Pierce stated the business was approved under the Village Core Overlay.  The Taylors are proposing to increase the size of the secondary structure (garage) rather than the primary structure. If the primary structure were increased then approval under the overlay district could be sought. Ms. Lalley spoke in support of maintaining the residence and business in the house because it allows the option in the future to convert the business space to an apartment or additional living space if desired.

 

Tucker Holland asked if increasing the size of the garage would be allowed regardless of a business being there or not. Dean Pierce stated increases to an outbuilding as an accessory to a residential use would be allowed. The zoning regulations would allow a home occupation and an apartment as well. Commercial uses are only allowed in the Village Core Overlay.

 

Brian Precourt pointed out the lot size for an R-PUD is 40,000 s.f. and the new construction cap is 25%. Maximum lot coverage is 80%. Design review is required. Possibly modifying the R-PUD requirements could address the proposal by the Taylors.

 

There was discussion of staff outlining options (change in lot size, frontage, setbacks, and such) to address the proposal by the Taylors as well as possibly dealing with other issues in the district at the same time. It was noted the Planning Commission will be updating the Town Plan.

 

The public hearing was opened at 7:40 p.m. and zoning revisions in Phase 2B were reviewed (clarifications relative to conditional use, permitted use, Commerce & Industry, Commerce & Industry South, demolition of buildings, traffic study requirements, storm water, Rural Mixed Use PUD, use tables).  There were no comments from the public.

 

 

Dean Pierce mentioned pursuing a grant application for state funds to cover some portion of the Town Plan update effort. The funds could be used to pay for the public opinion survey. There was lengthy discussion of what the survey would cover (a major portion of the previous survey could be used and new questions added pertaining to the items on the prioritized list). Kate Lalley suggested using the original survey as a model and each Planning Commissioner add to this. Dick Elkins suggested publishing an announcement in the Shelburne News about the survey and asking the public to send in questions. With regard to the update of the Town Plan, Dick Elkins suggested identifying key issues to address rather than updating the plan page-by-page. Brian Precourt noted data need to be updated, such as school projections and water/sewer usage. Kate Lalley pointed out the subdivision regulations have not been revised since the 1980s. The Planning Commission needs think about how to organize the town to be unique and not look like every other community (i.e. no cul-de-sacs, connectivity of neighborhoods and streets, narrower streets, street trees). Brian Precourt suggested getting input from Public Works on streets and trees. Tucker Holland agreed information should be compiled and the survey drafted between now and July. The survey should be sent out with a return date of September so a priority list can be drafted. There was discussion of the process to update the Town Plan (update a section at each meeting or hold a marathon session and do the entire update at once) and doing the survey to identify and address priorities. Following further discussion there was agreement Planning Commissioners will identify sections of the Town Plan to update first and review/draft survey questions. Tucker Holland suggested contacting the Center for Rural Studies at UVM to assist in developing survey questions as was done with the first survey. The goal is get people involved and expressing their opinions.

 

Staff will research regulations and ordinances from the state and area towns pertaining to undergrounding utilities.

 

 

 

None.

 

 

The meeting was adjourned at 9:10 p.m.