town of bennington planning commission minutes 1 veterans memorial drive, bennington, vt 05201 JUly 19, 2000 @ 7:30 p.m. Commissioners Present: Chairman Donald Hicks, Robert Burgess, Jamie Jerome, Vice Chairman Barry H”rst, Janet Thompson, Secretary Jim Frechette, and Michael von Ouhl. Excused: Mike Lochner, and Dick Cutler. Also present: John Bootle, Don Sweener, Julie McCauley, Mary Muckel, Mike McDonough, Mr. and Mrs. Rhem-brandt, Jeff Noble, Tom Lyons, John Endres, John Griffin, Keith Martin, Gerald Keneally, Marcel Donaj, and Mary Martialay. The meeting was called to order at 7:30 p.m. 1. Minutes of July 5, 2000. ¨ Miner should be minor. ¨ Leech should be leach. ¨ Commissioner Horst explained that the historic preservation committee should be commission. Page 2. ¨ Commissioner Jerome noted that in the last paragraph, the green space and a courtyard at the VFW that should absorb the runoff is not at the VFW. ¨ Page 2, extra word no. double negative ¨ Page 4, Ames and front sides will have lights ¨ Page 5, third line, tree in the dumpster, should be plant trees around the dumpster. Commissioner Burgess moved to approve the Minutes of July 5, 2000 as amended. Commissioner Jerome seconded. The motion carried unanimously. 2. John and Linda Bootle, Monument Avenue, (186 feet south of Southshire Drive), seeking final subdivision plat approval for two-lot re- subdivision at the above location, an RR District. Sections 3.4 and 4.1 of the Zoning Bylaw and the Subdivision Regulations are applicable. John Bootle was present. He indicated the lines of the subdivision on the site plan. Commissioner H”rst moved to approve the subdivision as presented. Commissioner Jerome seconded. The motion passed unanimously. 3. Michael Lachant, Groom's Choice and Bridal Gallery, 445-449 Main Street, design review of sign. Don Sweener presented the sign to the Commission. Mr. Monks noted that the sign complies with size requirements. A picture of the sign was distributed for review. Commissioner Thompson feels that the sign is well done and in keeping with the style of the building. Commissioner Burgess asked how the sign is lit, and Mr. Sweener noted that there are two existing lights on the front. Commissioner Thompson moved to approve the sign as presented. Commissioner Von Ouhl seconded. The motion passed unanimously. 4. Bennington Housing Authority, Julie McCauley, Willowbrook, 10 Willowbrook Road, seeking final site plan approval for 24 student day care facility, at the Willowbrook Housing Development's Community Building located in an MR District. Sections of the Bylaw applicable are 3.4, 4.3 and 8.5. Julie McCauley was present to address the Commission. There have been no changes to the plan since the meeting two weeks ago. The Zoning Board of Adjustment also approved the matter. The Commission briefly discussed time limits for the permit for just summer months and whether it should be reconsidered annually. Commissioner H”rst moved to approve the site plan from June 1 through August 31 annually. Commissioner Von Ouhl seconded. The motion passed unanimously. 5. First Baptist Church, 601 Main Street, design review of canopy extension over Valentine Street entrance. Mike McDonough and Francis Hunt presented the design to the Commission. Mr. McDonough noted that this received approval from Historic Preservation Commission. Mr. McDonough noted that the roofs dump snow and ice on the steps at the base of the door, causing the door to deteriorate. Their proposal a couple of years ago was to extend the shed, but there was concern that the extension of the shed altered the eave height at that end of the building. This proposal is to construct a new gabled extension on top of the existing shed on 4 x 4 timber brackets. The gable mimics the gables that are already existing at the tower at the north and west entrances. Those protections are open front gables; this is closed front. They are not proposing detail like the tower, but will reflect the style. The wood trim would be painted to match the existing. The existing gables are slate, projecting 18". The pitch does not match the pitch of the existing gables because of the small arched window at the top of the shed. Comments from the Historic Preservation Commission state that this plan is consistent with that kind of irregularity. Ms. Hunt hopes that this will solve their problem. Commissioner Burgess asked if this was a required egress, and Ms. Hunt noted that they plan on making this an exit door. They are not currently using the door as an exit, but is probably a required means of egress. The door will be rebuilt. Commissioner Jerome moved to approve the site plan as presented. Commissioner Burgess seconded. The motion passed unanimously. 6. Rhem-Brandt's Design, 431 Main Street, design review of fa‡ade renovation. Mr. McDonough was also representing Rhem-Brandt's Design. He explained the reasons for the proposed changes, which include deterioration of the existing false brick fa‡ade, correcting some of the marketing deficiencies of the existing fa‡ade, and addressing the limitations of the current store window and entranceway. The entranceway and window is topped by the second set of mutton bars at about 7', compared to the display windows on either side which are at 10-11 feet. The last aspect of the proposal is to introduce new material, which is marketed by Rhem-Brandt's as part of their business. They first plan to identify the retail storefront at the first floor, typical of other storefronts on the street. It will be identified with cornice and crowned sign panels. They propose to heighten the existing window, but the problem with the door height remains. They plan to leave that head height and recessed doorway, but accentuate it with the introduction of an arch. Another component is the second story, where they plan to eliminate the existing fenestration, which does not relate to the interior spaces. There will be a series of penetrations on a particular scale on the second story. The last piece is that the current cornice is negative, and they plan to reverse that and produce a positive cornice so that the building has a traditional cap. They plan to use a corian faux stone material that they market. They propose a heavy rusticated treatment of the first floor, with masonry treatment forming walls around display window and the arch above the entrance. That area will have cornice above and pilasters on either side of the door. The sign would be either plywood or a composite material, painted, with applied lettering. The upper story would consist of cementuous stucco like detail system. Mr. McDonough also indicated lighting, proposing four extended cube form downlights, metal in construction extending from the building, which will downlight the sign, and cast some light on the fa‡ade. These will have concealed 75-watt light sources. All of the corian materials are granite styled. Accent pieces would be a muted green in granite tones, and a darker black trim. The trim on the sign would reflect the same colorations with red on the sign lettering. Commissioner Thompson asked about the round windows on the second floor. Mr. McDonough explained that the style freely uses a lot of different forms, and the arch is also in that particular architectural language. One of their intents was to have a stylized fa‡ade that would reflect the nature of the business. Chairman Hicks asked if they would be using the second floor, and Mr. McDonough explained that it is currently a residence, accessed from the back or through the business. Commissioner Thompson asked what framing would be around the round windows. Mr. McDonough noted that wood could be painted one of the trim colors, or framed with a stucco-like material. Commissioner Jerome asked how the corian holds up to the weather. Mr. McDonough noted that it is a very inert, dense material that does not accept moisture readily. Manufacturers are using them in exterior applications more and more. He referred to a building in Maine with this material on the exterior for twenty years without deterioration. There was a problem with the adhesive on the south facing side, but this is a north facing fa‡ade. Corian also presents no fading problems. It is susceptible to scratching, but easily buffed out. Commissioner Thompson asked if the red depicted in the rendition was actual, and Mr. McDonough explained that they are talking about a basic red. Chairman Hicks asked if this would extend over the sidewalk, and Mr. McDonough explained that they are proposing the addition of cornices and a layering of elements at the sign. Sign projections are 6", the two steps in the cornices total 10". Commissioner Thompson asked if they would use a different color around the round windows. Mr. McDonough noted that the finish system could form the trim, which would be the same color as the wall. Commissioner Frechette moved to grant final approval to the design review of the fa‡ade and the sign, with the stipulation that the round windows be framed in wood. Commissioner Von Ouhl seconded. The motion passed unanimously. Chairman Hicks explained that the Historic Preservation Commission has reviewed the plans for the First Baptist Church with unanimous approval, and Rhem-Brandts 7-0, with 1 abstention. They also reviewed the blacksmith shop at 209 South Street and the design of the Clip Shop. 7. Town of Bennington, Blacksmith Shop (old Police Station), 209 South Street, design review of exterior renovations. Mike McDonough was representing the town. He explained that the town is moving forward with renovations to the building to house economic development entities. They are proposing some modifications to the exterior of the building which are mildly restorative. They are not conducting a full restoration, but needed maintenance which includes replacement of eaves and wood trim, removal of the current aluminum storm windows, and revealing the 12 x12 wood sash underneath. They have been paying attention to the woodshed at the rear of the second story, which they believe might have been constructed when the police occupied the building. They discussed removing it and going back to the original roofline, but this is good storage space. They would like to retain the structure, but solve and correct its problems. They are proposing to remove the element that is most destructive, which is the awkward roof enclosure for the existing rear stair. The plan allows for the existing exterior stair, if required by a regulatory authority, with a plan in place to maintain the stairs free of ice and snow they can be left unroofed. They will replace the wall with a painted wood railing. This will reveals the form of the back shed more clearly. They also plan to remove the existing T-111, which is very inappropriate, and replace it with vertical board siding. There might be modifications to the south entranceway in the future. They would like to remove the side and front walls, and support the existing roof on 4 x 4 wood brackets. The existing wood trim will remain white. They will change the color of the wood shed to an earthy golden brown highlighted throughout the stonework. Commissioner Jerome moved to approve the design as presented. Commissioner H”rst seconded. Commissioner Von Ouhl asked about the vertical siding. Mr. McDonough noted that they shied away from the horizontal siding because it presents a. visual distraction. Commissioner Frechette would like to see the building restored, and feels that they should remove the structure on the west side to provide for better landscaping, and parking. The use of the structure for storage purposes is not important enough. Mr. McDonough noted that the first floor L is a significant historic piece of the building, which falls under the 50-year rule, and to demolish it might be inappropriate. That is the cellblock, and might be used as public bathrooms. It currently houses the mechanical rooms and all of the town's communication equipment is located in the stone first story L. McDonough noted that the second story would be used for storage. Commissioner Thompson was concerned with the vertical siding, and does not feel that it goes with the building. She would like to see horizontal siding. McDonough noted that the gristmill on north street has this type of siding on the outbuilding. He feels that it is historically significant for this kind of building to have that siding treatment. Commissioner Thompson suggested an amendment to the motion that the siding be horizontal rather than vertical. Commissioner Burgess asked about the vote of the Historic Preservation Commission, and Mr. McDonough noted that the siding was not raised as an issue. They felt that it was better than T-111. They discussed the windows having true divided light. They are not proposing to change the windows in the back. Commissioner von Ouhl agreed that anything is better than T-111, but feels that horizontal would look better. Chairman Hicks feels that they should eliminate the second floor on the back. Mr. McDonough explained that this is the required second means of egress from the second floor. The removal of the second story would require a railed bridge across the roof or the construction of a second stair somewhere on the building. Commissioner Jerome moved to amend the motion to approve the design as presented with the condition that horizontal siding is used, and windows are replaced with true divided or grilled windows. Commissioner H”rst seconded. The motion passed with five in favor. Commissioner Frechette was opposed. 8. Vasilios Stamitakos, The Clip Shop, 125 North Street, request for amendment to design plan and site plan. Jeff Noble presented the project to the Commission. He explained that the Historic Preservation Commission accepted the double hung windows, but they did not agree to change the double hung windows in the gable to the single arched window. They did approve a redesign for construction of the second means of egress from the second floor of the Belly's Deli building. Colors were also reviewed, and Mr. Noble explained that the Historic Preservation Commission endorsed a color scheme of ecru on the body of the building, greenish trim, and light brown roofing. Commissioner H”rst asked what the plan is for the gable end windows, and Mr. Noble explained that they would leave the existing double hung windows. Commissioner Jerome asked if they had enough property for the stair well, and Mr. Noble noted that they are almost two feet from the property line on the back of the building. Commissioner Burgess moved to approve the site plan as amended. Commissioner Jerome seconded. Commissioner Thompson asked where the dumpster is located, and Mr. Noble noted the location, and explained that it would be moved further back. The motion passed unanimously. 9. Tom Lyons and William Morse, 327 Northside Drive, seeking final site plan approval for a new car dealership at the above address, a CI District. Sections of the Bylaw applicable: 3.4, 6.0, 6.1, 8.5. Mr. Lyons presented the project to the Commission. He reviewed the changes that have been made to the revised site plan. Commissioner Jerome asked about the changes to the lighting, and Mr. Lyons distributed the specifications for the lights to the Commission. He explained that there is a utility pole where the Hood trucks had been hooked up. He will be putting a flood light on that pole, as well as the sign, which will reflect on the building, not the road. Commissioner Jerome was concerned that there be no glare from the lighting. He asked if the applicant would accept a condition that would require him to eliminate any lights that create a glare, and Mr. Lyons agreed. Commissioner Burgess asked about the six sales parking spots and if they would park cars between there and the landscaped buffer zone. Mr. Lyons did not think that there would be any room for parking there. He will be removing the stub pole. Commissioner Frechette noted that cars may not be parked in the landscaped (unpaved) areas. Commissioner Frechette moved to grant final site plan approval with the stipulation that cars may not be parked in the landscape buffer zone. Commissioner von Ouhl seconded. The motion passed with five in favor. Commissioner Jerome abstained. 10. Woodford Packers, Inc., 219 River Street, request for continuance. Mr. Monks noted that they have not finalized landscaping and siding plans. Commissioner Jerome moved to continue the matter until the next regular meeting. Commissioner Burgess seconded. The motion passed unanimously. 11. Ravenwood Estates, Inc., Mountain View Mobile Home Park, seeking amendment to previously approved site plan for mobile home park to delete one mobile home space and add one new mobile home space, a VR District. Sections of the Bylaw applicable: 3.4, 8.8. John Endres and Jack Griffin presented the application. Mr. Endres explained that they are asking for a new space in the newer section of the park, within size and space requirements. This will be the 54th lot. They are asking because they will be deleting a space in the older section of the park. They have approval from the state and Act 250. This meets sizing requirements for both the state and the town. The site has municipal water and sewer. Commissioner Jerome asked if the new lot would be for a double wide, and the applicant noted that it would. The existing lot has an older single wide. The old trailer was within an easement, and that space will become part of the common land of the old park. Commissioner Burgess asked where the parking would be, and Mr. Endres noted that the location either in front of or on the side of that lot. The parking area is sure-pak, 10x20' for two cars. Commissioner Burgess asked if this was an approved mobile home park, and noted some problems and deficiencies with the plan. He feels that less than half of the lots have two trees. The existing metal building has no landscaping. Mr. Griffin felt that it was as shown on the plan. Commissioner Burgess noted that nine trees are shown around the building that are not there. There is a propane tank with old foam boards around it. He asked if they have a permit for the tank. Mr. Griffin noted that they have a permit to heat the building. Mr. Monks noted that the tank is permittable. Commissioner Burgess noted that the common space is defined as a playground. Mr. Griffin noted that it is a common open space as required. He feels that playground equipment would be an attractive nuisance. Commissioner Burgess noted that volleyball and badminton courts were also indicated. Mr. Griffin explained that it was knocked down. Commissioner Burgess noted that there is no sure-pak in lot 53. He felt that they should hold permission for the new unit until this was brought into compliance. Commissioner Burgess moved to approve the project as presented with the stipulation that they meet the requirements of the original site plan before they improve the lot for occupancy. Commissioner Jerome seconded. The motion passed unanimously. Keith Martin, Benmont Avenue, (North of Different Strokes Paint Store), seeking site plan and use approval for automated teller machine (ATM) and related driveways and seeking amendment of site plan for greenhouse, at the above location, a VI District. Sections of the Bylaw applicable: 3.4, 6.0, 6.5. John Endres was representing Mr. Martin. He requested that the first stipulation for the greenhouse, planters in pots around the greenhouse, be deleted and replaced with this landscaping plan. The greenhouse will remain. The parking that has been used for that would be moved to the side and the rear. New landscaping along Benmont Avenue in the green space would take the place of any small plantings proposed for the greenhouse. They are proposing a new planter to match the existing planter in front of paint store. They also propose additional trees and increasing the lawn area. They plan to delete one small curb with green space to the southwest of the greenhouse and pave it for better traffic circulation. The current entrance is 19', and they propose to widen it to 34'. The entrance provides access to the current greenhouse, parking for the paint store, and the truck docks at the warehouse. They plan to widen it and make it more accessible. Mr. Endres indicated the main entrance for the ATM and the traffic pattern. They also plan to have an additional planter to match, pressure treated with small evergreens. Three additional sugar maples will be added to match the paint store and Martin's office. The ATM itself is a freestanding building. It will be brick to match the brick of the Bank of Bennington, with the same yellow treatment on the upper part of the building. The planters will restrict ingress and egress to proposed entry. Commissioner Thompson asked about the building. Mr. Endres noted that the ATM machine has a structure and a roof. The building is 14 x 7. He presented drawings to the Commission. Mr. Endres explained that this was similar to the machine in front of Brooks. Commissioner Thompson asked about signage. Commissioner H”rst asked, and Mr. Endres noted that there are currently some vehicles parked in the back of the building on a temporary basis. Permanent vehicle parking is not proposed. Mr. Martin noted that he is not asking for changes to the back area. Everything for the greenhouse will be stored inside while they are not in operation. The greenhouse is in operation from late May through July and for a month in the fall. Commissioner Thompson was concerned that they did not have the information about the structure beforehand. Mr. Monks noted that he Commission does not have the authority to dictate what the building looks like, as it is not in the design review district. Commissioner Jerome noted that the signage was not their concern in this district either. Mr. Endres noted that they are proposing a small sign at the end of the green space as well. Commissioner Jerome asked if the entrance would be paved, and Mr. Endres indicated that it would. Commissioner Burgess asked if they were putting in a curb, and Mr. Endres noted that there is a ten-foot green space, which includes the planter, and the small area between the planter and the ten-foot line is paved. Commissioner Burgess asked about drainage, and Mr. Endres noted that the drainage goes into the green space, and there is a small gutter that runs along Benmont. Commissioner H”rst asked if this would be a conventional brick building, and Mr. Endres noted that it was brick faced and would also have a pitched roof and asphalt shingles. Commissioner H”rst moved to approve the site plan as presented, amending the landscaping stipulation to the original approval for the greenhouse. Commissioner Jerome seconded the motion. Commissioner Jerome asked about lighting. Mr. Keneally explained that there would be direct downlighting from the canopy, and some limited lighting in the canopy. There might also be safety lighting as well on the east side of the building. The illumination will be projected downward. Commissioner Thompson asked if there was directional signage planned, and Mr. Endres indicated that there was not. Commissioner Frechette asked about security lighting, to allow for the safety of the customers. Mr. Keneally noted that the building is oriented for the machine to be on street side. There is one ATM unit, and a night drop for business purposes. Signage shows the Bank of Bennington on the side that faces the road. The motion passed unanimously. 12. Regional Affordable Housing Corporation, 501-507 South Street, request for continuance. Commissioner H”rst moved to grant the continuance until the next regular meeting. Commissioner Burgess seconded. The motion passed unanimously. 13. Other Business ¨ Monks read August 2, 2000 warning. ¨ The Commissioner noted that the list of current violations is getting longer, and briefly reviewed several of the violations. ¨ Mr. Monks noted that the Select Board has made the decision to move forward with the Development Review Board. It is on their agenda for Tuesday to hold a discussion about formal adoption. Under the proposal, the DRB would go into place sometime in October. Applications are being sought with deadlines of August 30. Mr. Monks reviewed the proposal in detail. Commissioner H”rst asked if the transition was designed to take effect at once. Mr. Monks noted that DRB would be effective sometime in October, and all permit review will go before DRB from that time forward. There would be notices for the last Planning Commission meeting for permit review as well as the Zoning Board of Adjustment. The Planning Commission will continue to review Bylaw revisions. Mr. Monks noted that if you apply to the Development Review Board and are not appointed you can remain on the Planning Commission. Commissioner H”rst asked about alternates, and Mr. Monks noted that there would be three, on call, with at least one present each evening. Boards will have nine members, plus three alternates. Each major application would require two hearings before a decision could be made. Minor applications would go before a small committee of three for preliminary approval, and passed as a matter of course at the full hearing. As there was no further business, Commissioner H”rst moved to adjourn. Commissioner Jerome seconded the motion. The motion passed unanimously. The meeting was adjourned at 9:35 P.M. Respectfully submitted, Robyn C. Baker