MEMBERS PRESENT:       Dick Elkins, Peter Gibbs, Dennis Webster, Gary von Stage, Kate Lalley, Kay Kraushaar. (Tucker Holland was absent.)

STAFF PRESENT:                Dean Pierce, Town Planner.

OTHERS PRESENT:            Claude LaPierre, Reg Gignoux, Mark Sammut, Juli-Beth Hinds, Marge Sharp (Shelburne News)

In the absence of Tucker Holland, Dick Elkins called the meeting to order at 7:35 p.m.

 

 

Gary von Stage recused himself to avoid any potential conflict of interest. Juli-Beth Hinds described the 3,600 acre southeast quadrant of South Burlington located east of Spear Street and south of Swift Street (mainly the remaining lands of the Auclair and Leduc farms). There were three sudivisions approved in the 1980s (Butler Farms, Oak Creek Village, and Ledge Knoll) with standard half acre lots. South Burlington hired Terry Boyle’s office to study the least favored and more suitable areas for development of the remaining lands. The result of the study indicated area for 4,200 homes or 1.2 houses per acre.  New zoning in South Burlington pushed development off Dorset Street (set back from the roadway). Dorset Farms and the Vermont National Country Club were built. In the late 1990s the South Burlington City Council felt having the houses setback from the street was not the best open space to be maintained (the open space was not serving the public well) and in 2000 an open space strategy was developed.  Four studies were conducted from 2000 to 2004, including an open space strategy (visual, ecological, agricultural potential) and an 18-month field study of the southeast quadrant looking at the natural communities and wildlife habitat. The field study showed the lands needing protection were the lands seen the least (i.e. the swamp on the ridge between Spear Street and Dorset Street, wetlands on the Auclair farm, Muddy Brook north of Van Sicklin Road, and the basin north of Shelburne Pond). Another study looked at design standards for housing development to ensure more rhythm, proportion, and a relationship to the street (i.e. items included appropriate density, housing types, requiring garages to be eight feet behind the front building line, flaws in the current zoning, setbacks, road profiles, width/depth of lots, street tree placement, recreation paths). A master plan for the southeast quadrant was also developed. The southeast quadrant is zoned 1.2 housing units per gross acre. Natural resource protection includes lots less than 15 acres can not be further subdivided, and lots over 15 acres can have one unit per 10 acres. Neighborhood residential zoning is four units per acre. Multi-family housing is a maximum of four units per building. Building height is capped at 40’. Street standards have been redrafted to include narrower streets. There is a one cent surcharge on the tax rate so South Burlington can purchase development rights. The penny raises $250,000 per year. Under preservation are the Scott Trust Natural Area, the Leduc farm, and wetlands purchased by Burlington Airport to mitigate the impact on wetlands by the airport for the runway expansion project. Ms. Hinds reviewed other applications of development rights in South Burlington. The purpose of purchasing development rights is to preserve ecological lands.

 

Dennis Webster asked about maximum density. Ms. Hinds stated eight units per acre in the village commercial/village residential zone. Density is sold to a developer or the city, and the city can (re)sell development rights.  South Village has a slightly higher density due to a bonus for affordable housing. South Burlington uses 80% of countywide median income to define affordable. Plus the units must be held by a nonprofit and be affordable in perpetuity.  Mr. Webster asked about road connections. Ms. Hinds stated east-west connections are planned. Swift Street will eventually be connected to Butler Farms. There will also be connections from Dorset Street to Hinesburg Road through the Cider Mill development. Work continues on the connection of Technology Park to Tilley Drive. Meetings are scheduled with the CCMPO to discuss an interstate exchange at Hinesburg Road.

 

Reg Gignoux asked about the development proposal north of the Shelburne property line on Dorset Street on the east side of the road. Ms. Hinds confirmed sketch plan approval for 81 units was granted by the city. In the old permit for Dorset Farms areas of open space were identified. The Act 250 review is currently being debated due to material change of circumstances.

 

Gary von Stage returned to the Planning Commission. Dean Pierce reported the Selectboard will hold two public hearings on the Town Plan on April 22^nd and May 13^th, and one public hearing on the zoning changes on May 13^th.  Planning staff will brief the Selectboard on the zoning changes on April 22^nd in preparation for the public hearing on May 13^th.

 

Dean Pierce announced Mike Munson has been selected as the consultant to work on zoning changes. The Planning Commission reviewed the schedule for work sessions. The kick off meeting is June 12^th. July 24^th is the first work session. Dean Pierce will prepare an updated schedule.

 

The Planning Commission will meet twice a month. Meetings will commence at 7 p.m. The next meeting is May 8, 2008 beginning at 7 p.m.

 

Gary von Stage recused himself to avoid any potential conflict of interest. Dean Pierce reported the District Environmental Commission is expected to issue a decision fairly soon on whether the applicant can reopen the Act 250 permit that allowed Dorset Farms.  If the application is amended there will be hearings. Mr. Pierce briefed the Planning Commission on Shelburne’s position relative to the application.

 

Gary von Stage returned to the Planning Commission.

 

Dean Pierce reported a property owner requested the Selectboard explore modifying the boundary of the sewer service area on the Tiballi property in order to support a farm house, farm worker house, and a farm stand. The Planning Commission discussed existing sewer capacity, and using this as a planning tool.

 

There was discussion of the impact of the change in 10,000 s.f. lots making existing lots nonconforming. There was also mention of the abandonment issue, setbacks for accessory structures, and detached garages being 30’ from the boundary line while attached garages can be 15’ from the property line. Dean Pierce assured inconsistencies in the zoning regulations will be covered in the next phase of the zoning work with the consultant.

 

 

The meeting was adjourned at 9:31 p.m.