Planning Commission Minutes

TOWN OF SHELBURNE PLANNING COMMISSION
MINUTES OF MEETING
JANUARY 9, 2003

MEMBERS PRESENT: Rick Peterson, Chairman; Hilda White, Kay Kraushaar, Claude LaPierre, Fred Schmidt. (Reg Gignoux was absent.)

STAFF PRESENT: Dean Pierce, Town Planner.

OTHERS PRESENT: Name Address Tom Gresham Shelburne News Ken Cartularo Buono Appetito Dave Marshall CEA Carl Lisman Shelburne John & Betsy Freeman Small Boat Exchange Bob & Carolyn Barchi Shelburne Gwen Webster Shelburne Ann & Paul Roche Shelburne Arlene & Randy Fisher Shelburne AGENDA: 1. Call to Order and Approval of Minutes of December 12, 2002 2. Design Review, Gwen Webster and Robert Owens, 53 Falls Road (DR02-27) 3. Site Plan Review, Buono Appetito, 3182 Shelburne Road (SP03-01) 4. Final Plan Review Amendment, Marshall B. Webb Subdivision/Bruce Lisman, Quaker Smith Point Road (SUB01-11R) 5. Sketch Plan Review, Randall, Arlene and Jamie Fisher, 38 Webster Lane (SUB03-01) 6. Site Plan Review, Clem & Virginia Martin, Robert & Carolyn Barchi, John & Elizabeth Gilligan/John Freeman, 2649 Shelburne Road (SP03-02) 7. Other Business and Correspondence 8. Adjournment

1. CALL TO ORDER and APPROVAL OF MINUTES Rick Peterson, Chairman, called the meeting to order at 7:37 p.m. APPROVE MINUTES OF DECEMBER 12, 2002 MOTION by Fred Schmidt, SECOND by Kay Kraushaar, to approve the 12/12/02 minutes with the following correction: Page 4, paragraph beginning “Mr. Precourt reviewed the no cut zone…” – change “less than 2” caliber” to “greater than 2” caliper”.

VOTING: unanimous (4-0); motion carried. [Claude LaPierre not present for vote.]

2. DESIGN REVIEW, GWEN WEBSTER AND ROBERT OWENS, 53 FALLS ROAD (DR02-27) Gwen Webster appeared on behalf of the application.

APPLICANT COMMENTS Ms. Webster explained the small, low wattage lights illuminating the sign, assuring the Commission there will not be a problem with glare. The lights are toed in toward the building to the west of the sign to shine toward the house versus the street. Hilda White asked how the lights compare with the nearby bed & breakfast sign. Ms. Webster stated her lights will not be as bright. Rick Peterson observed the sign is not made of bright, reflective colors (sign has a matte finish).

STAFF REPORT The Commission received a written staff report, dated 12/12/02.

PUBLIC INPUT There were no comments from the public on the application.

DELIBERATION/DECISION Design Review, Gwen Webster, 53 Falls Road (DR02-27)

MOTION by Fred Schmidt, SECOND by Kay Kraushaar, to grant design review approval to Gwen Webster and Robert Owens for a sign to be located on property at 53 Falls Road as proposed in the submitted plans.

VOTING: unanimous (5-0); motion carried.

3. SITE PLAN REVIEW, BUONO APPETITO, 3182 SHELBURNE ROAD (SP03-01) Dave Marshall, CEA, and Ken Cartularo, Buono Appetito, appeared on behalf of the application.

APPLICANT COMMENTS Dave Marshall reviewed the site plan showing the proposed widening of Route 7 and the impact on the Buono Appetito site at 3182 Shelburne Road. Currently, access to the restaurant property means going across the Econolodge (Handy) property. There is a wide existing curb cut on Route 7 that will be decreased in size or eliminated. An improved circulation and parking plan is proposed for the site. There are two points of access, but with the divided island proposed for Route 7, the north bound traffic will have to turn left on Champlain Drive into a new access point to the businesses behind the restaurant or continue to the restaurant. Mr. Handy has requested a stockade fence and in-fill with cedar hedge to preclude traffic coming onto his property, stated Mr. Marshall. Storm water will be managed per the Agency of Transportation’s plan. With the circulation and parking changes, there will be a slight increase in impervious area. A depressed water storage area in the southwest corner of the Buono Appetito property will be built. Presently, water sheet flows to the Handy property. The run off to the west (to the Handy property) will be decreased with the State’s storm water management plan. Regarding landscaping, the pavement in front of the restaurant building will be converted to grass to mitigate the extra pavement at the back of the site. The Zoning Board granted a variance for lot coverage due to change in circulation on the site as a result of the Route 7 reconstruction.

STAFF REPORT The Commission received a staff report, dated 1/9/03. Dean Pierce noted a letter from Mr. Handy was received regarding run off and the drainpipe being adequately sized. Mr. Handy also requested a fence between the properties. Mr. Pierce suggested the statements by the applicant regarding run off being decreased and a detention pond installed in the southwest corner to alleviate run off be acknowledged. Ken Cartularo stated he has a letter from Mr. Handy accepting the idea of a fence and in-fill with shrubs between the properties. There was further discussion of the tree line and fence to deter traffic moving to/from the Handy property. Installing a guardrail was mentioned. It was noted the Zoning Board required a fence be maintained between the two properties, but if a fence is not effective, then another measure, such as a guardrail, must be considered. There was discussion of having a split rail fence for flexibility regarding access by emergency vehicles (fire trucks). Suitable barriers to prevent patrons from traveling onto the Handy property and to allow emergency access to the northerly portion of the property are needed. Dean Pierce mentioned the request by the Fire Chief for no parking between the buildings for fire lane purposes. Dave Marshall pointed out there will be a new hydrant on Route 7 with the reconstruction of the road and other hydrants located in the area. There is a 22’ wide travel lane and parking spaces between the buildings. The parking from the front of the building was relocated to the back of the property. The southerly building traffic circulation is being improved, and there is no worsening of the circulation around the northerly building. The changes to the circulation are being made due to the work on Route 7. Dave Marshall mentioned the water line through the property to Route 7, noting when the water line is relocated, the town will need an easement to maintain water service in the area. The applicant is willing to grant an easement. The general location of the water line easement (in the southerly portion of the parking area) will be shown on the plan. Hilda White asked about the building expansion. Dave Marshall explained the entrance to the building will be reoriented and formalized. PUBLIC INPUT Mr. Roche, owner of property behind the restaurant, offered overflow parking for the restaurant in his parking lot.

DELIBERATION/DECISION Site Plan Review, Buono Appetito, 3182 Shelburne Road (SP03-01)

MOTION by Fred Schmidt, SECOND by Hilda White, to grant site plan approval to Buono Appetito Corp. at 3182 Shelburne Road for the reconfiguration of access, relocation and reconfiguration of parking, relocation of signage, landscaping changes, building expansion, and implementation of stormwater management measures as depicted on the plan submitted and with the following conditions: 1. the plan shall be modified to include the approximate location of a future easement to the Town of Shelburne for the water line; 2. language on the site plan referencing the location of a fence on the Handy property shall be removed.

VOTING: unanimous (5-0); motion carried.

4. FINAL PLAN REVIEW AMENDMENT, MARSHALL B. WEBB SUBDIVISION/BRUCE LISMAN, QUAKER SMITH POINT ROAD (SUB01-11R) Dave Marshall, CEA, appeared on behalf of the application.

APPLICANT COMMENTS: Mr. Marshall explained the changes to the plan to include a slight change in the location of the building within the building envelope and adding a small bathroom with a sink and toilet only in the accessory office structure. The bathroom will not include a shower, and there are no plans to convert the space into an apartment use, stressed Mr. Marshall.

STAFF REPORT The Commission received a written staff report, dated 1/9/03. Dean Pierce stated a letter from Marshall Webb expressing concern about the accessory office structure being occupied as a residence was received. The accessory building is 700 s.f. and is located in the wooded area on the site. There was discussion of the regulations for secondary structures. Dave Marshall suggested a condition of approval saying no other use than an accessory office use will be allowed without conditional use approval from the Zoning Board and site plan approval from the Planning Commission.

PUBLIC INPUT Carl Lisman suggested the Commission approve the plan as an amendment to an accessory structure to allow the bathroom, rather than as an accessory apartment. Rick Peterson suggested the structure be labeled “nonresidential accessory structure”.

DELIBERATION/DECISION Final Plan Review Amendment, Webb Subdivision/Bruce Lisman, Quaker Smith Point Road (SUB01-11R)

MOTION by Hilda White, SECOND by Fred Schmidt, to approve the amendment to the final plan approval granted to Marshall B. Webb in July, 2002, as shown on the plans submitted with the following conditions: 1. The house and accessory structure on Lot #2 shall be constructed within the building envelopes and substantially in the locations depicted on the plans; 2. The accessory structure shall be used for a home office, and any change of use of the accessory structure will require review and approval by the Shelburne Planning Commission; 3. The applicant’s engineer shall observe the construction of the water and wastewater disposal systems and shall conduct required testing; 4. The applicant’s engineer shall file a report with the Town stating that the water and wastewater systems were installed and tested in conformance with approved plans and permits; 5. The applicant’s engineer shall file a report with the Town stating that the erosion control and stormwater control measures were installed and maintained in conformance with approved plans.

VOTING: unanimous (5-0); motion carried.

5. SKETCH PLAN REVIEW, RANDALL, ARLENE AND JAMIE FISHER, 38 WEBSTER LANE (SUB03-01) Dave Marshall appeared on behalf of the application.

APPLICANT COMMENTS Mr. Marshall reviewed the site plan for the subdivision of one lot into two lots, noting the 60’ right-of-way is on the as-built driveway.

STAFF REPORT The Commission received a written staff report, dated 1/9/03. There was mention of the stormwater management system for the Boulder Hill project. Mr. Fisher noted he accepted the stormwater management plan approved by the Environmental Board for the Boulder Hill project. The stormwater management measures will be taken into account with the subdivision plan. Rick Peterson asked about pedestrian/bike path possibilities along Webster Road. Arlene Fisher stated there is very little pedestrian traffic on Webster Road because the road traffic is dangerous. The Fishers said the Town has never approached them regarding a pathway, but they are willing to explore potential path locations on their property. In reply to a question about the “v” shaped island at the entrance to the property, Mrs. Fisher said the island calms traffic, accommodates large vehicles, and was intended to be planted with flowers. PUBLIC INPUT There were no comments on the application.

DELIBERATION/DECISION Sketch Plan Review, Randy, Arlene, Jamie Fisher, 38 Webster Lane (SUB03-01)

MOTION by Kay Kraushaar, SECOND by Claude LaPierre, to grant sketch plan approval to Randall and Arlene Fisher for an amendment to a previously approved subdivision as shown on the plans submitted with the following conditions and submittals required for preliminary plat review: 1. An erosion control and stormwater management plan; 2. Information regarding the mapped wetland on the property and mitigation of any possible wetland impact; 3. Information addressing the concerns expressed by the Shelburne Water Department Director regarding the adequacy of water lines serving the subdivision; 4. Information addressing how the project might be enhanced in recognition of the proposed Longmeadow/Webster Road path; 5. A plan addressing possible reconfiguration and signage of the intersection of the access driveway and Webster Road. VOTING: unanimous (5-0); motion carried.

6. SITE PLAN REVIEW, CLEM & VIRGINIA MARTIN, ROBERT & CAROLYN BARCHI, JOHN & ELIZABETH GILLIGAN/JOHN FREEMAN, 2649 SHELBURNE ROAD (SP03-02) John Freeman appeared on behalf of the application.

APPLICANT COMMENTS John Freeman explained his plans to purchase the property and relocate his existing boat business (Small Boat Exchange) to the site. Mr. Freeman showed photographs of the Shelburne Road location, noting the property is well screened. The lease with First Seasons will continue until the expiration date. Once First Seasons moves out, the lathouse and southerly greenhouse will be removed. The northerly greenhouse will be used for storage. The existing parking on the site for 1,800 s.f. of retail space will be adequate for the boat business.

STAFF REPORT The Commission received a written staff report, dated 1/9/03. Hilda White asked where the boats will be stored on the property, pointing out the site is a corner lot. John Freeman explained canoes, rafts, kayaks will be stored inside the building and in the gravel area around the building, but not in the front yard facing Route 7. Dean Pierce clarified the zoning regulations do not designate two front yards on a corner lot. The building front is the front yard. With this property, the side of the building facing Martindale Road is considered the side yard. Ms. White also asked about stormwater run off. Mr. Freeman stated the existing berm will be widened to divert the water run off into the gully and not across the road. Fred Schmidt asked about the size of the boats to be sold. Mr. Freeman stated mostly small boats, 22’ or smaller (sailboats and boats that fit on a trailer). Rick Peterson stated a site plan showing exactly what will be on the lot is needed for review by the Planning Commission before approval can be granted. PUBLIC INPUT Paul Roche, adjacent property owner, expressed concern about the present condition of the buildings and property (greenhouse is falling down, trash is on the ground). Mr. Roche also expressed concern about dust from traffic on the site. Mr. Freeman assured there will be no trash on the ground (a dumpster will be located in the back of the lot), and a volume of traffic to the site is not anticipated. Mr. Roche asked about maintenance repairs and noise. Mr. Freeman stated if any maintenance is done on the site, the work would be done inside the building. Rick Peterson suggested the applicant show the location of the dumpster on the site plan. Robert Barchi suggested a layperson’s guide be provided to help prepare for a presentation before the Planning Commission. It was noted the procedure to be followed by applicants and required site plan submittals are thoroughly documented. The information is available through the Planning Office.

DELIBERATION/DECISION Site Plan Review, John Freeman, 2649 Shelburne Road (SP03-02)

MOTION by Claude LaPierre, SECOND by Fred Schmidt, to continue until January 23, 2003, review of the site plan submitted by John Freeman for relocation of his business, Small Boat Exchange, to the property located at 2649 Shelburne Road. VOTING: unanimous (5-0); motion carried.

7. OTHER BUSINESS and CORRESPONDENCE Wayfinding System for Directional Signs The Commission was asked to consider wayfinding signs in town. Special circumstances may warrant wayfinding signs, such as signs for the Waldorf School which is totally hidden from roadside view, but there is concern for having too many signs along the roadsides in town. Dean Pierce will have further discussions of this matter with the Town Manager. Application Fee Structure Changes Dean Pierce report state statute allows towns to charge applicants for independent review of their plans, however, an amendment to the current zoning regulations is needed. The Commission will take this matter under consideration.

8. ADJOURNMENT The Chairman adjourned the meeting at 10:15 p.m.

----

TOWN OF SHELBURNE PLANNING COMMISSION
MINUTES OF MEETING
JANUARY 23, 2003

MEMBERS PRESENT: Rick Peterson, Chairman; Hilda White, Kay Kraushaar, Claude LaPierre, Fred Schmidt, Reg Gignoux.

STAFF PRESENT: Dean Pierce, Town Planner.

OTHERS PRESENT: Name Address Tom Gresham Shelburne News Tim Caron Wake Robin Robert Burley Waitsfield David Colman Wake Robin John & Betsy Freeman Small Boat Exchange Bob & Carolyn Barchi Shelburne Jim Dudley Bay Road Boat Access Michael Furlong Wake Robin Sean Murphy Small Boat Exchange Paul Duchesneau CCE, Colchester Martin Courcelle CCE, Colchester Brian Precourt Bay’s End, Shelburne Bill Youngblood Wake Robin John Guilmette Bay Road Boat Access Steve Vock Wake Robin

AGENDA: 1. Call to Order and Approval of Minutes of January 9, 2003 2. Site Plan Review Continuance, Town of Shelburne/Vermont Department of Fish & Wildlife, 1136 Bay Road, Public Access Area (SP02-05) 3. Preliminary Plan Review & Boundary Line Adjustment Continuance, Bays End, LLC and Rinald & Beatrice Precourt, 555 Bay Road & 215 Maple Leaf Lane (SUB02-02 & BLA02-03) 4. Sketch Plan Review, Wake Robin Corporation (SUB03-03) 5. Site Plan Review Continuance, John Freeman et al, 2649 Shelburne Road (SP03-02) 6. Other Business and Correspondence 7. Adjournment

1. CALL TO ORDER and APPROVAL OF MINUTES Rick Peterson, Chairman, called the meeting to order at 7:35 p.m. APPROVE MINUTES OF JANUARY 9, 2003 MOTION by Kay Kraushaar, SECOND by Claude LaPierre, to approve the 1/9/03 minutes as written.

VOTING: unanimous (6-0); motion carried.

2. SITE PLAN REVIEW CONTINUANCE, TOWN OF SHELBURNE/VERMONT DEPT. OF FISH & WILDLIFE, 1136 BAY ROAD, PUBLIC ACCESS AREA (SP02-05) John Guilmette, engineer with the Agency of Natural Resources, appeared on behalf of the application.

APPLICANT COMMENTS John Guilmette reported the following agencies have reviewed the access plans and revisions have been made: Vermont Lakes and Ponds, Army Corps. of Engineers, Archeology, Wetlands. Changes to the plan include the ramp now being a single lane and moved slightly, eliminating the shore fishing platform, the haul road being 97’ elevation for excavation purposes (revegetation will be done), the project being done in the summer when water levels are low, installation of a silt fence around the work area, and elimination of parking in the Class 2 wetlands buffer. Mr. Guilmette requested the Planning Commission consider the option of not requiring the entire parking area to be paved. The Stormwater Division sees no advantage to bituminous versus gravel surface, and there would be cost savings to the State by not paving. Signs will be installed denoting the parking area, and large rocks (boulders) will be placed on the islands in the parking area. A timber guardrail will be installed. Parking will be diagonal. Users of the site will be informed of the parking. Mr. Guilmette described the boat traffic circulation in the access. The existing dock will be used as well as a new dock that will be built. The dock construction material will be a composite wood product. Rick Peterson asked about the decrease in the length of fence and elimination of the sediment basin in the northwest portion of the site. Mr. Guilmette explained the Wetlands Division prefers as little construction as possible and no fence in the wetlands area. There is little sediment in the existing swale. Mr. Peterson asked if wooden guardrails rather than a woven wire fence have been considered for the area. Mr. Guilmette stated a 4’ high woven wire fence is currently in place. Boulders and/or vegetation could be added to the area. The point is to discourage driving out into the wetlands. Fred Schmidt observed the existing trees might be enough of a barrier, so a guardrail or fence may not be needed. Following further discussion, it was decided boulders and stones will be used to prohibit people from driving on the grassed area. The State will mow the grassed area up to the boulders. Hilda White asked about planting additional trees to hide the view of the parking area. Mr. Guilmette pointed out the existing vegetation along the shoreline and by the wetlands provides fairly solid screening, especially in the summer, but more can be added if desired. Mr. Guilmette described the lighting for the area (low level, down-shielded lights) to fulfill the needs of boaters. Rick Peterson recalled the previous discussion of a beacon light for boaters on the water, and the concern about lights attracting people to the parking to simply “hang out”. It was suggested the lights be on timers. John Guilmette noted there is 150’ of waterway so a problem is not anticipated, and the neighbors in the area did not have a problem with lights in the parking lot being on through the night because the lights are low illumination and may deter problems in the area.

STAFF REPORT The Commission received a written staff report, dated 1/23/03. Dean Pierce suggested signs be posted to alleviate the concern about the ramp being located close to the bridge and boats coming downstream from the boat club. Mr. Guilmette agreed courtesy signs could be posted.

PUBLIC INPUT Jim Dudley, 286 Richmond Drive, explained boats from the boat club are moving through the area very slowly because there are rocks. The visibility is good. There were no further comments.

DELIBERATION/DECISION Site Plan Review, Vermont Dept. of Fish & Wildlife, Public Access Area, 1136 Bay Road (SP02-05)

MOTION by Reg Gignoux, SECOND by Fred Schmidt, to approve the site plan submitted by the Vermont Dept. of Fish & Wildlife/Town of Shelburne for modifications to the Shelburne Bay Fishing Access as shown on the site plan, stamped 1/23/03, with the following conditions: 1. all exterior lighting shall be in conformance with the Shelburne zoning bylaws; 2. a row of boulders at 5’ spacing shall be substituted for the proposed woven wire fence along the western boundary of the project; 3. the project shall be paved at the entrance, proposed ready area, proposed tie-down area, and ramps; 4. paving shall not be required along the western and northern portions of the project in areas marked for parking. VOTING: unanimous (6-0); motion carried.

3. PRELIMINARY PLAN REVIEW & BOUNDARY LINE ADJUSTMENT CONTINUANCE, BAYS END, LLC AND RINALD & BEATRICE PRECOURT, 555 BAY ROAD & 215 MAPLE LEAF LANE (SUB02-02 & BLA02-03) Brian Precourt appeared on behalf of the application.

APPLICANT COMMENTS Brian Precourt explained the changes to the plan, including moving the road slighting and designing a “Y” shaped cul-de-sac. This allows mature Maple and Pine trees to remain, and provides enough room for a 38’ long truck to do a three-point turnaround (Shelburne’s largest fire truck is 35’ long). Sub-base will be added to the front end of the cul-de-sac to support vehicles. The detention basin has been moved toward the ridge, and the drainage ditch has been tied into the railroad ditch. This will improve the drainage for the neighbors. A cedar hedge, per the request of the neighbors, will be planted to screen the pond from view. The building envelopes have been moved and the no cut zone increased to 2.1 acres in size. The location of the houses in the building envelopes is such that the houses are not in a straight line with each other. The building envelopes are larger to allow flexibility in locating the houses within them. Regarding the pump station, Mr. Precourt said Dave Rathborne is not concerned about the cost sharing for an additional 137 gallons. The pump station lacks adequate emergency storage which must be addressed by the town regardless of the proposal. Regarding blasting, the blasting company will do a pre-blast survey up to 500’ from the blast zone. Information flyers will be sent to the neighbors and police department. Seismographs will be installed to monitor shock waves. Martin Courcelle, CCE, reviewed the changes to the drainage system (moving the pond and relocating the diversion swale) which will result in less water leaving the site post-development than presently is leaving the site. Dean Pierce mentioned the concern by the Town Engineer of the potential to overburden the stormwater system at the bridge which is already over capacity. Steve Vock, Town Engineer, noted the issue is “perceived discharge”, adding it would be better for the town for the applicant to collect the discharge and run it around the perimeter of the site.

STAFF REPORT The Commission received a staff report, dated 1/23/03. There was discussion of the Bay Road underpass. Dean Pierce reported the bridge will not be replaced in the next 10 years according to VTrans so the town is reviewing realignment plans for the road. Paul Duchesneau with Champlain Consulting Engineers stated realignment of the road would mean some of the Precourt property would be needed, sight distance will be improved, but the speed of cars on the road may increase. There was further discussion of sight distance relative to the access road and the intersection of Bay Road, and the travel speed of cars versus the posted speed limit. Brian Precourt expressed skepticism the State will ever do anything with the road/bridge, and noted there is a hidden driveway on the other side of the underpass to consider. Dean Pierce stated the roadway portion of the project is eligible for federal funding (80/20 split), but the bridge portion is not. Mr. Precourt submitted photographs of the site for the file. Dean Pierce mentioned Craig Wooster’s initial reaction to the “Y” cul-de-sac as not enthusiastic. Also, the Neighborhood Path Committee saw no benefit to having the sliver of land north of Bay Road being offered by the applicant for a pathway, noting east-west travel in this area is difficult for bicyclists. The Planning Commission felt the land could be useful at some point, and will give further consideration to the land offer from Mr. Precourt. Dean Pierce suggested language regarding maintenance of the stormwater system is needed as well as language stating the caliper of trees to be saved. Mr. Precourt said he will try to save the trees on the sides of the houses, but can not guarantee the same in front of the houses. There was discussion of having the Town Engineer review the site plan and drainage once again. The applicant’s engineer offered to change the plan per the Town Engineer’s directive. Steve Vock suggested the applicant submit a written agreement with the neighbors to allow the discharge of water from the detention basin, and written language on the mechanism for maintaining the system so the town is not forced to resolve any problems in the future. Mr. Precourt stated maintenance responsibilities will be added to the land deeds and homeowner association covenants.

PUBLIC INPUT There were no comments from the public on the application.

DELIBERATION/DECISION Preliminary Plan Review and Boundary Adjustment, Bays End & Rinald Precourt (SUB02-02 & BLA02-03)

MOTION by Reg Gignoux, SECOND by Fred Schmidt, to continue the hearing on the Precourt application for 555 Bay Road and 215 Maple Leaf Lane until February 27, 2003, to allow resolution of the following items: 1. design of the revised stormwater system (pond, drainageways) reviewed and approved by the Town Engineer; 2. language for maintenance of the stormwater facilities reviewed and approved by the Town Attorney; 3. design of the hammerhead (“Y”) style cul-de-sac reviewed and approved by Craig Wooster.

VOTING: unanimous (6-0); motion carried.

4. SKETCH PLAN REVIEW, WAKE ROBIN CORPORATION (SUB03-03) Dave Colman, Bob Burley, Tim Caron, Jim Youngblood, Mike Furlong, and Steve Vock appeared on behalf of the application.

APPLICANT COMMENTS Dave Colman, CEO of Wake Robin, stated the internal space at Wake Robin was renovated three years ago to meet health bed needs. The renovation was a short term fix, and the new proposal is a long term solution. Steve Vock, Civil Engineering, reviewed the existing facilities, access, and area of expansion to the health facility and independent living cottages. Dave Colman stated there will be a new driveway off Wake Robin Drive that follows the contours of the land. The existing service driveway will be moved and a new entrance made to the residential care facility. Thirty-five independent living cottages are proposed. The design is duplex type, one story with attached garages (the garages will be between the units) There will be a mix of single family, duplex, and four-plex units. Illustrations of the duplex unit were shown. The façade will be toward the street and the garages pushed back to provide a residential look. The entry porch facing the street will be covered and there will be a patio on the private side of each unit. The units will be clapboard with a shingled roof, matching the other buildings on the site. The accommodations will be very accessible. The addition on the long term care wing will be18 additional rooms, a parlor, daycare, garden area, dining space, pantry, and bathing facility. Elevations were reviewed (east elevation along Wake Robin Drive is one-story; west elevation is the garden side; south elevation joins the existing long term care building). The basement level of the health facility houses mechanicals and storage. Reg Gignoux asked about the original permit and agreement with neighbors for further development. Mike Furlong explained the proposal is more modest than the agreement which would allow up to 40 cottages and 30 health care beds. There are no plans for further development of the site beyond the proposal. Steve Vock will mark the area to be developed prior to the site walk by the Planning Commission. Fred Schmidt asked about trails and the Natural Resources Committee joining the site walk. There will be a map showing wildlife in the area. Hilda White asked about the stipulation of 100 acres remaining open space. Mr. Vock stated 30 acres were used for the first phase. With the current proposal, the buildings are spread out with landscaping and green space between them. Green space is over 80% of the parcel. The 35 cottages are located on seven acres of land (density is five units/acre). There will be sidewalks, but not a covered walkway system as exists in the first phase. Each unit will have an attached garage. Surveys were done and input gathered from residents on the design of the independent living cottages. Some residents will drive to the community center. Wake Robin will provide transportation as well. The proposed housing is a different product from what Wake Robin has offered in the past because nationwide surveys indicate this is what potential residents are seeking.

STAFF REPORT The Commission received a written staff report, dated 1/23/03.

PUBLIC INPUT There were no comments from the public on the application.

DELIBERATION/DECISION Sketch Plan Review, Wake Robin Corporation (SUB03-03)

MOTION by Fred Schmidt, SECOND by Reg Gignoux, to conduct a site visit on the Wake Robin property off Wake Robin Drive on February 1, 2003, 9 a.m. (meet at the Wake Robin Community Center). VOTING: unanimous (6-0); motion carried.

5. SITE PLAN REVIEW CONTINUANCE, JOHN FREEMAN et al, 2649 SHELBURNE ROAD (SP03-02) John Freeman appeared on behalf of the application.

APPLICANT COMMENTS John Freeman reviewed the changes to the site plan, including a 20’ area of gravel for access to the boat prep area, relocating the sign to the center of the lawn area, and having a fence and gate around the dumpster.

STAFF REPORT The Commission received a written staff report, dated 1/23/03. Dean Pierce noted the Fire Chief wanted the area immediately in front of the building to be free of parking and used as a fire lane. There was discussion of parking by the boat display area (“browser area”) and the potential of pedestrians mixing with vehicles. Mr. Freeman agreed to remove the notation for parking by the boat display area on the site plan.

PUBLIC INPUT Mr. Freeman commented positively on the professional services offered by Dean Pierce on behalf of the Town of Shelburne.

DELIBERATION/DECISION Site Plan Review, John Freeman et al, 2649 Shelburne Road (SP03-02)

MOTION by Kay Kraushaar, SECOND by Fred Schmidt, to approve the revised site plan submitted by John Freeman et al in connection with the modification of the commercial use of a 2.3 acre property at 2649 Shelburne Road as depicted on the plans submitted and with the following conditions: 1. separate boat display areas and parking areas shall be maintained per the plan except there shall be no customer parking allowed in the “browsing area” along the south side of the property; 2. all exterior lighting shall be down shielded in conformance with Shelburne zoning regulations

VOTING: unanimous (6-0); motion carried.

6. OTHER BUSINESS and CORRESPONDENCE There was no other business before the Planning Commission.

7. ADJOURNMENT The Chairman adjourned the meeting at 10:30 p.m.