DEVELOPMENT REVIEW BOARD APRIL 3, 2007 7:00 PM BENNINGTON FIRE FACILITY 126 RIVER STREET MINUTES BOARD MEMBERS PRESENT: Barry Hörst, Vice Chair; Bill Barney; Michael von Ouhl, Ron Alderman and Al Ray. ABSENT: Charles Copp and Richard Owens. ALTERNATE BOARD MEMBERS PRESENT: Gene Rowley. OTHERS PRESENT: Dan Monks, Zoning Administrator; James Secor, James and Vicki Jerome; Ed Holden, Robbie Holden, and Robyn Baker, Recording Secretary. Hörst called the meeting to order at 7:00 PM. 1. Minutes of March 20, 2007 Line 55 - Sandy Redding. Rowley moved and von Ouhl seconded approval of the minutes of March 20, 2007 as amended: Ray was not present, and on Line 55, the correct name is Sandy Redding. The motion carried. Ray abstained as he was not present. 2. Interested Persons - Appeal Rights - Reading of witness' oath Monks read the appeal rights and witness oath. 3. Disclosure of Ex parte Communications and Conflicts of Interest None. 4. Alternates - Voting Assignments All Board members present were voting. 5. Written Decisions * Keith Martin, 735 Main Street The board authorized the chair to sign the written decision. 6. United Counseling Service, 100 Ledge Hill Drive, seeking development plan approval for parking lot expansion at the above location, an IP District. Sections of the Land Use & Development Regulations applicable: Table 3.6, Section 4.10, Article 6. The ARP reviewed this matter and had no objections to the plan. Secor explained that this is an 18 car parking expansion. He indicated the location of the proposed addition. The lot will be paved, and have 4 full cut off fixtures around the perimeter of the site. Seven trees will be added for screening. Storm water from the site will shed towards Dewey into an existing swale system. Von Ouhl moved approval of the plan as presented. Barney seconded. The motion passed unanimously. 7. James & Vicki Jerome, 1357 West Road, seeking development plan approval for bed & breakfast/special events use at the above location, an RC District. Sections of the Land Use & Development Regulations applicable: Table 3.13, Section 5.20, Article 6. The ARP reviewed this matter and felt that it should be reviewed by the full Board. Jerome presented the application. This is a change of use to a bed and breakfast and special events use. They propose to add a barn to the property. The entrance will be paved to meet state specifications for ingress and egress. The building is 24 feet in height overall. Hörst reported that a bed & breakfast is an allowed use. Barney asked what the barn would be used for, and Jerome reported that it would service the tent area. The property is currently on septic, but town sewer will be available. The have a state permit to connect with an adjacent property. Ed Holden noted that this was warned under Section 5.20 of the bylaw. Hörst reported that there are two applications being presented. Holden asked if this was a temporary use, and a terminable permit. Monks reported that a Bed & Breakfast use would allow special events such as weddings. Holden asked if that included ancillary buildings, and Hörst felt that they would be included. Monks reported that accessory buildings are included. Holden reported that they are an abutter with a dairy farm. He expects this to be an improvement, but is concerned about the impact the added public will have on their ongoing farm operation. Von Ouhl moved to close the hearing to deliberative session. Rowley seconded. The motion passed unanimously. 8. Jerome Rental Enterprises, Inc., 1545 West Road, seeking development plan approval for special events at the above location, an RC District. Sections of the Land Use & Development Regulations applicable: Table 3.13, Section 5.20, Article 6. Hörst reported that the ARP reviewed this matter and felt that the full Board should review the project. Monks reported that this is the former Fairdale Farms dairy processing plant. Jerome explained that the Holden's expressed concern about trespassers. The cow barn is 310 feet from the property line. Jerome explained that they propose to install a 450 split rail fence and a 3 foot high berm with a double row of arborvitae to create a buffer for noise and to discourage trespassers. He indicated the location of the entrances. They hope to host the Southern Vermont Garlic Fest. They have not delineated all parking, because it is paved and will be delineated to the needs of the event. They plan minor site improvements for drainage and aesthetics. They plan to work on the rear part of the plant for indoor special events. The upper section of the property is retail, Haynes Furniture, and Vermont Confectionary. They propose to install bathrooms in current buildings. Von Ouhl asked how many cars could be parked. Jerome explained that they have delineated 680 on paved surfaces. Alderman, reviewed the Bylaw, and Monks explained that the property could be used for more than seven days if the Board approves it. Hörst explained that this would be a blanket permit if approved by this Board. Family events are exempt. Barney asked and Jerome explained that the buildings would simply be fixed up; no new structures would be added. Barney asked about the dumpsters, and Jerome explained that the dumpsters will be fenced off in the area marked dry storage. He agreed to depict that on the final plan. Barney asked if alcohol would be served, and Jerome explained that some events would have caterers with liquor licenses. Holden was concerned about his farm operations, as this project is in a closer proximity to the 8-9 acres outside of the non-conforming use complex. He is concerned about encroachment on their farm operation, parking and people. He feels that this could have a substantial impact on milk production. He hopes that the board will confine special uses to the complex that already exists. Barney asked and Jerome and Holden indicated the location of the old silos on the plan. Jerome explained that they do not want their ability to use the field restricted, perhaps it would be used for spillover parking, or perhaps a golf hole for the junior golf team which would take up about 300 feet of that. Holden reviewed the bylaw and feels that it states that this is an annual permit, and he would like the matter to be reviewed annually. He prefers that the field be excluded from the existing non-conforming use. Alderman asked and Holden reported that they currently have about 180 cows. Alderman moved to close the hearing to deliberative session. Barney seconded. The motion passed unanimously 9. Other Business None. Rowley moved to adjourn at 7:32. Ray seconded. The motion passed unanimously. Respectfully submitted, Robyn Baker Minutes Secretary