town of bennington planning commission minutes 1 veterans memorial drive, bennington, vt 05201 decemBER 15, 1999 @ 7:30 p.m. Present: Chairman Donald Hicks, Jamie Jerome, Robert Burgess, Vice Chairman Barry HØrst, Dick Cutler, Janet Thompson, Secretary, Jim Frechette, and Michael von Ouhl. Also present: Zoning Administrator Dan Monks, Jim Secor, Leo Gauthier, Daniel Walton, Mark Wilson, Mark Capria, Duane Greenawalt, John Revelli, Peter and Cheryl Jannke, Jim Goodine, Mel Stuart, Dave Shaughnessy, Ed Holden, Russell Tanner, Paul Young, John Endres, John Williams, Nathan Wallace Senft, and Robyn Baker. The meeting was called to order at 7:30 p.m. 1. Minutes of December 1, 1999. Commissioner von Ouhl moved to approve the minutes of December 1, 1999 as submitted. Commissioner Jerome seconded the motion. The motion passed with seven in favor. Commissioner Cutler abstained as he was not present. 2. Leo & Mona Gauthier, L&G Fabricators, Harwood Hill, seeking final site plan approval for a 75' by 100' addition to existing metal fabrication business at the above location, a CI District. Sections of the Bylaw Applicable: 3.4, 6.0. 6.1, 8.5. Jim Secor and Leo Gauthier presented the project to the commission. Mr. Secor noted that they received the conditional use approval and variance from the Zoning Board of Adjustment. Commissioner Jerome moved to approve the plan as presented. Commissioner Horst seconded the motion. The motion passed unanimously. 3. Bennington Tire, Mace Security International, VEDA, 160 and 212 Benmont Avenue, seeking temporary site plan approval for temporary office and temporary tire shop facility located on the Bennington Tire property and Mace Security International property at the above address, a VI District. Sections of the Bylaw Applicable: 3.4, 6.0, 6.5, 8.5. Daniel Walton was representing Mace and Mark Wilson was representing Bennington Tire. Mr. Wilson felt that a year was adequate. Commissioner Burgess moved to approve the temporary plan as presented for the period of one year. Commissioner Cutler seconded the motion. The motion passed unanimously. 4. Mace Security International, Crowley Foods, 160 Benmont Avenue, preliminary site plan review of food warehouse storage. Daniel Walton was representing Mace. He indicated that the plan is to allow Crowley Foods to use the dock on the south side of the building behind Vt Bag and Film. They will enclose the dock, and it will be accessible from two sites on Benmont Avenue. Commissioner Cutler asked how much extra traffic this would generate, and Mr. Walton noted that it would be up to five straight trucks per day. The trucks will vary in timing, but will depart at approximately 5 A.M., and return between 3 and 5 P.M. Mr. Walton noted that there would be a storage trailer parked along the side of the dock, and a truck parked in front on one bay overnight. The rest will be parked in the rear. Commissioner Cutler asked about the storage trailer, and Mr. Walton noted that it was to hold goods as they are transferred in and out. He noted that the trailer will be electrically refrigerated. Mr. Monks noted that the trailer will have to be registered and moved periodically. Permanent storage trailers are not allowed under the bylaw. Mark Capria from Crowley foods noted that the trailer is registered and roadworthy. Mr. Walton noted that the electric refrigerator unit is less noisy that diesel units. He does not feel that noise will be a problem. Commissioner Thompson asked about additional lighting plans, and Mr. Walton indicated the location of a light that would be relocated above the steps to shine in front of the trailer. Another light would illuminate the front of the dock area. Commissioner Frechette moved to grant preliminary approval as requested. Commissioner Burgess seconded the motion. The motion passed unanimously. Mr. Walton noted that Mace plans to add a dock to the east side of the building, and open the existing dock for the other businesses use. Commissioner Jerome asked about traffic flow, and Mr. Walton indicated the traffic flow plan. 5. Duane Greenawalt, 817 Main Street, seeking final site plan approval for change from residential to professional office use of second floor of building located at the above address, a VC District. Sections of the Bylaw Applicable: 3.4, 6.2, 8.5. Mr. Greenawalt presented his proposal to the Commission. He explained that he is requesting a change of use, and plans to use the second floor of the building as his CPA office instead of an apartment use. He indicated that the parking area will be graveled. Commissioner Cutler asked if this was the second house down from Salem's market, and the applicant indicated that it was. Commissioner Jerome moved to approve the proposal as presented. Commissioner Cutler seconded the motion. The motion passed unanimously. 6. Bennington Area Habitat for Humanity and Peter Jannke, 314 Dewey Street, seeking final site plan approval to demolish existing house and construct new 3000 sq. ft. dentist's office at the above address, an IP District. Sections of the Bylaw Aplicable: 3.4, 4.4, 8.5. Mr. Revelli presented the project to the Commission. He indicated that the location is just south of the entrance to the hospital, on the other side of the road. He noted that they meet the setbacks and have provided buffers to the creek and residential use. He noted that there is adequate parking. Commissioner Cutler felt that additional trees would be appropriate. He asked what the new building would look like, and Mr. Goodine noted that the project was still under development. Commissioner Cutler felt that they could approve the demolition of the garage, but he would like to see the plans for the new building. Commissioner Thompson also requested landscaping plans. Commissioner Burgess asked about Habitat for Humanity, and Mr. Jannke noted that they do not represent Habitat for Humanity. Mr. Jannke noted that the building was donated to Habitat for Humanity, and they plan to sell the property and use the proceeds for other projects. Commissioner Burgess noted that there are problems with the sewer capacity in that area of town. He suggested that low flow fixtures would be appropriate. Commissioner Burgess also noted that he would like to see the buffer to the brook not cleared, as it retards the amount of water to the brook. Mr. Goodine noted that he does not know how long the project plans will take. Commissioner H”rst felt that the plan is not complete. Mr. Monks felt that the site plan could be approved with the condition that they return for landscaping review. Commissioner Jerome asked about lighting, and Mr. Revelli noted that they are planning residential style lighting. Commissioner Jerome asked about the sidewalk, and asked the applicant to include lighting plans in their landscaping plans. Commissioner Thompson felt that there could be some creative drainage solutions so that the applicant could still remove the brush on the bank of the brook. Commissioner Cutler asked if the parking area would be paved, and the applicant felt that it would be gravel. Commissioner Frechette felt that scrub brush was not attractive, and Commissioner Jerome felt that grass was more porous. Commissioner Frechette felt that shade trees would be appropriate if the area were to be maintained as lawn. Commissioner Cutler moved to approve the demolition plan as presented with the condition that the applicant return with landscaping, sidewalk, lighting, and elevation plans within three months. Commissioner von Ouhl seconded the motion. The motion passed unanimously. 7. Mel Stuart, Cinema 7, 319 Northside Drive, seeking final site plan approval to construct a 27' x 79' office space addition to existing cinema at the above address, a CI District. Sections of the Bylaw applicable: 3.4, 6.0, 6.1, 8.5. Dave Shaughnessy and Mel Stuart were present to present the plan to the Commission. Mr. Shaughnessy indicated that they have added 150 square feet to the project since the preliminary proposal. He indicated the area of building expansion, and noted that the total addition would be 2500 square feet. He also noted that they would be losing one parking space. Commissioner Jerome asked about landscaping, and Mr. Shaughnessy noted that landscaping and exterior material are in the design phase. He noted that they were unsure if they could exactly match the split face block that exists, but plan to blend with the original building. Mr. Shaughnessy noted that the main entrance would be the existing access door, and a handicapped access ramp would be added. He also noted the location of the emergency exit. Commissioner Jerome felt that the paving and landscaping that exist are well done. Commissioner Jerome moved to grant site plan approval as requested. Commissioner Cutler seconded the motion. The motion passed unanimously. 8. Bennington Senior Living, Village at Fillmore Pond, West Road, seeking an amendment to previously approved site plan and PRD (Planned Residential Development) for senior living community located at the above location, an RR and RCON District. Sections of the Bylaw applicable: 3.4, 4.1, 7.1, 7.3, 8.5. Mr. Tanner noted that they are present to request approval for the Phase II cottages. He reviewed the history of the project to date. He noted that there are 24 units in the cottages. He noted that the roadway and utilities are in, and the main building is presently under construction. Mr. Tanner noted the two phases of the construction. He noted that they are revising the plan so that the cottages follow the revised road layout that was approved in the spring. He noted that they have relocated three cottages around the green, and removed the cottages from inside the green. They have also formalized the streetfront design so that the cottages are uniform. There are also minor landscaping revisions. They have highlighted the green with a landscape element in the center. They are also requesting a time extension. Mr. Tanner noted that they have also eliminated the two parking shelters as they do not feel they are necessary. Commissioner Frechette felt that the plan was improved. Commissioner Jerome asked if they would upgrade the pathway to the art center to a road, and Mr. Tanner noted that it is now 20 feet wide and is an emergency access. Commissioner Jerome asked about the elevation of the building nearest the art center, and Mr. Tanner noted that they are single story low-profile cottages. Commissioner HØrst asked about the trees that are indicated, and Mr. Young noted the location of Japanese and Sugar maple trees. Mr. Williams noted that his mother-in-law has noted that they want the parking structure to remain. Her unit will be located in the main building. He also noted that he is bothered that elderly people will have to clear snow from their cars. Mr. Tanner noted that the people who are renting are aware that the structures are no longer planned. Mr. Tanner noted that the structures were not justified, and they created drainage problems. The cottages do have individual garages. Commissioner Burgess also expressed concern about the removal of the parking structures. Commissioner Jerome felt that business people will accommodate their clients needs and requests, and they will meet the needs. Commissioner Cutler and Commissioner Frechette agreed. Mr. Monks noted that the Fire Department has mentioned that there is a problem with water flow for fire suppression, and the applicant reported that they feel there is adequate water supply for up to four hours. Commissioner Cutler moved, and Commissioner Jerome seconded the motion to approve the amendment as requested. The motion passed unanimously. Mr. Tanner noted that they would be requesting a subdivision to remove the cottages and the main building from the same lot. Commissioner Jerome, Commissioner Cutler, and Chairman Hicks felt that they needed more information about the subdivision. Commissioner Thompson asked if the applicant anticipated any other changes. Mr. Tanner felt that they did not. Commissioner Jerome asked if the applicant has been working on ways to accommodate water flow and fire suppression. Mr. Tanner noted that the water line was designed to generate 1000 gallons per minute for up to four hours. He noted that Filmore Pond was also nearby, and there is a retention pond on site. 9. Other Business ¨ Resolution to submit revised Town Plan to Select Board Chairman Hicks noted that they decided not to take action on the Town Plan two weeks ago based on information provided by Mike McDonough on behalf of the downtown group. He noted that they had a working session last Monday, and made minor changes in the plan. Mr. Monks read the resolution: RESOLUTION BY THE PLANNING COMMISSION SUBMISSION OF PROPOSED TOWN PLAN TO THE SELECT BOARD TOWN OF BENNINGTON, VERMONT WHEREAS, the Planning Commission has investigated the development trends in the Town of Bennington, and further, WHEREAS, the Planning Commission has solicited and encouraged public participation throughout the process of developing the plan by conducting a series of open work sessions, and WHEREAS, the Planning Commission has prepared a proposed town plan for the Town of Bennington, Vermont, and WHEREAS, the Planning Commission conducted a duly warned public hearing on the proposed town plan on December 1, 1999 NOW, THEREFORE, BE IT RESOLVED, that the proposed Town Plan as attached hereto, be submitted to the Town of Bennington Select Board, and that a copy be filed with the Town of Bennington Town Clerk. Commissioner Horst moved and Commissioner von Ouhl seconded to adopt the resolution to approve the town plan and forward the town plan to the Select Board. The motion passed unanimously. ¨ Mr. Monks noted that the Act 250 Hearing for the hospitals senior living project was continued to January 5 at the Vermont Veterans Home. He noted that they have only discussed criteria nine, agricultural issues. He noted that the hospital will be back to review the amendment regarding the on-site well. ¨ Commissioner Frechette asked if the Commission should take a position on the use of the building at 215 South Street. He feels that the town should maintain ownership of the building. Commissioner Jerome and Cutler felt that the matter was a Select Board issue. As there was no further business, Commissioner Cutler moved to adjourn. Commissioner Frechette seconded the motion. The motion passed unanimously. The meeting was adjourned at 8:40 P.M. Respectfully submitted, Robyn C. Baker