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New Haven Planning Commission New Haven Town Hall January 5, 2006
Members Present: Allen Karnatz, Susie Leonard, John Evers, Tom Boise, Keith Hall,
Chris Messerle, Donald Johnston
Members Absent: Jim Walsh
Guests: Darrell Tucker, Rita Booska, Scott LaFave, Milo Schaefer, Marcia
Dupoise, Steve Dupoise, John Madden, Carl Cole, Kate Lampton
Allen Karnatz, Chairman, called the meeting to order at 7:00 PM
Public Hearing
1) Richard English, Esq. for the new owners of the former residence of Denton and
Anne B. Lyon, is requesting an amendment to subdivision SUB: 6-04 as follows. To
approve a change of location of the right of way across lot 6 to lot 5 on the Denton L.
Lyon and Anne B. Lyon Revocable Trust subdivision, as previously approved April 7,
2005, and November 3, 2005. This is a continuation hearing of this issue. The
subdivision is located on Main Street (Route 17 east of the New Haven Fire House.
Sub:6-04-A1.
Keith Hall indicated that the applicants were not ready to come before the Planning
Commission (PC) tonight and requested a continuance of this hearing to the February
2, 2006, meeting.
2) Carl Cole, representative for Margo Merritt and other interested parties, is
requesting amendments to the Merritt Subdivision as follows:
a) Change the access road entrance on North Street.
b) Modify both ends of the right of way to Lots 5 and 6 to alleviate drainage
problems.
c) Change the building envelope for Lot 4 to better reflect the topographical
limitations for construction.
d) Modify the most northern access to the Bristol property.
Carl Cole presented the old survey and the new survey for comparisons. The actual
curb cut onto North Street has not changed but the layout of the road through the lots
has changed. Carl went on to explain the other changes and why they were necessary.
Allen Karnatz asked, just to clarify, that the actual lot dimensions and sizes did not
change, it was just the right of way access and the building envelope? Carl Cole
indicated that was correct. It was also noted that lots 2 and 3 have been sold.
Opened for public comment.
John Madden indicated that the original proposal was for a Planned Residential
Development (PRD) with open space and was anything documented on the Mylar
relating to this open area. Carl Cole explained that there is a reserved area of 6.6 acres
that cannot be developed. John Evers’ read the statement that was put on the original
Mylar regarding any future subdivisions of these lots.
Jeff Pratt abutter to these lots had a question with regard to the wood lot boundaries
and noticed that it is now on the Mylar when it wasn’t previously. There was discussion
between Jeff Pratt and Carl Cole regarding the wood lot boundaries. Carl Cole
indicated that the wood lot is actually in the Town of Bristol and doesn’t affect the
discussion tonight for New Haven.
Allen Karnatz asked if a Mylar was being recorded in the Town of the Bristol. Carl
indicated no, not as this time.
Public comment period closed.
Don Johnston indicated that the new Mylar should show the new owners names for the
sold Lots. Tom Boise wondered why the interior lots are less than 10 acres. Allen
Karnatz indicated when this was originally approved by the PC, the PC used Planned
Residential Development (PRD) regulations.
Donald Johnston made the motion to approve the amendments with a stipulation to
record the letters from the current property owners.
Susie Leonard seconded.
Discussion – none
Vote: Yes – 7 No – 0 Abstention – 0
Motion carries.
NOTE: Carl Cole paid the recording fees of $22.00 by check.
3. Darrell Tucker is requesting a change in use from a restaurant to an auto and RV
sales business on Ethan Allen Highway. This request has been approved by the Zoning
Board of Adjustment as a conditional use. This is a site plan hearing required for all
applications in commercial zones.
Darrell Tucker showed a site plan that presented to the Zoning Board, but has added
inventory to the plan. Indicated that they will be adding trees/shrubs to both ends of the
building, they will also install islands or medians as has been requested by the PC and
Vermont State Agency of Transportation (VTrans). Other than the medians, there will
be no new construction. Darrell Tucker and Scott LaFave are just coming tonight before
the PC for a change in use.
Susie Leonard asked if there would be a change in lighting. Darrell indicated the
existing light is under the soffits of the building and there will be no additional new
lighting.
Allen Karnatz asked if Darrell or Scott had talked with VTrans regarding the medians.
They indicated that they had.
Rita Booska indicated in the past there was an agreement by Judge Wright and would
like that agreement to still be in effect with this project. Darrell indicated that what ever
was agreed upon in the past meets with his and Scott’s approval now. VTrans indicated
two medians with 40’ openings at each end and a 20’ opening in the center. Neither
Scott nor Darrell was sure VTrans was aware of Judge Wright’s ruling.
Opened for public comment.
John Madden asked about the go-cart track. Darrell Tucker and Scott LaFave indicated
that there would be no go-carts, they will be removing the fence and try to plant
something over the top of the track and turn it back into green.
Chris Messerle asked if there was both auto and RV sales. Yes, it was explained that
some of the RVs are motorized as motor homes, for Dept of Motor Vehicles they need
to have auto/RV. To show that the RV can be towed it is likely that pickup trucks or
SUV type vehicles will be on the lot. Chris Messerle also asked if the buildings would
be used as repair shops. The main building will be used as office and show room
space. The Go-cart building will be primarily component part storage. No mechanical or
finishing work will be done on site. Due to the franchise they are dealing with they are
required to do repair work off-site at the location of the RV or at the local Ford
Dealership.
John Madden asked about signage, how many, what size? Darrell Tucker indicated
that they have not discussed signage at this time. When the time comes they will check
with the Town of New Haven and VTrans for guidance regulations. There will be no
signs on the top of the building but on the gable ends.
Darrell Tucker and Scott LaFave both indicated everything is in compliance with either
the State or Town at this time other than the median. They want to make sure everyone
understands that they want the median installed. Susie Leonard asked how the
medians would be constructed, granite curbing, or concrete? Medians will be double
curb pieces with an island in the middle. States recommendations on the medians is 4’
wide, 6” high, either concrete or granite are options. Darrell Tucker and Scott LaFave
would like to make the medians attractive by using plants and grasses. Also median
landscaping will give a clearer indication of where to pull in and exit from the property.
Allen Karnatz asked about paving the parking lot. Darrell Tucker and Scott LaFave both
indicated the parking lot will not be paved but they will do something to keep the dust
down.
Allen Karnatz asked if the Zoning Board of Adjustments (ZBA) had any conditions they
wanted addressed. John Evers, Chairman, of ZBA indicated that most of the issues
where site plan issues that would be addressed by the PC.
Susie Leonard asked about car washing and how it would affect runoff? There is no
facility to do car/vehicle washing, but if they did there is enough land to accommodate
runoff and there is substantial drainage underneath the go-cart track to accommodate
runoff.
It was asked if the previous use application (restaurant and go-cart) be extinguished.
Keith Hall indicated the change to eliminate the restaurant and go-carts have been
made on the new building permit. The PC board was in agreement that this will suffice.
Landscaping for the property was discussed. Darrell Tucker and Scott LaFave have
talked with Kate Lampton, she had come up with some suggests as to medium to tall
deciduous and evergreen mixes along the south boarder of the property. Within the
median, low trees, shrubs, grasses and daylilies. Susie Leonard would like to see more
landscaping in clusters along where the RV’s are parked. It was discussed that along
the south end of the property the topography drops off significantly and planting trees
along this edge may not be feasible.
Allen Karnatz made the motion to approve the Site Plan as presented with the following
conditions.
1. Landscaping -South side of property should be a mixed screening of
deciduous and evergreen trees, medium to tall in height. On the north
side low growing shrubs or trees, medium in height. The language from
Judge Wright’s document will be inserted in the PC list of conditions.
2. Median – There will be two medians, each being at least 4’ wide and 6”
high with a 20’ separation between each median as depicted on the
plan and required by VTrans.
3. Lighting. Currently there are only lights under the soffits of the main
building. No additional lighting unless approved by the PC.
4. Median planting – hardy grasses, perennials, shrubs as approved by
VTrans.
John Evers seconded.
Discussion – none
Vote: Yes – 7 No-0 Abstention – 0
Motion carries.
End of Public Hearing at 8:30 PM.
Visitors Business
1. Steve Dupoise regarding additional development on his existing Ethan Allen
Highway (Route 7) site. Steve Dupoise gave the background information of what he
would like to do at this site.
Would like to put in an additional building on the south side of the existing building. The
new building would be smaller in stature, not as wide or as tall as the existing building.
Access to the new building would use the existing access. There would be a loading
dock on the backside of the building, the building would be clear span with mini storage
on one end. Landscaping would be a continuation of the existing (pine trees), there
would be no change to signage. Lighting would be down lighting.
Steve Dupoise asked if the PC thought this would be a plan that would be granted once
the zoning issue was resolved. It was expressed by the PC that PC regulations and
Zoning regulations would need to be met at the time when the site plan was formally
presented.
Kate Lampton indicated that this was one of the best looking mini-storage buildings on
Route 7.
John Madden passed out a handout to the PC members regarding commercializing
Route 7.
End of Visitors Business.
2. Minutes
Susie Leonard and Chris Messerle indicated some corrections and changes to be made
to the December 2005 minutes.
Allen Karnatz made the motion to approve the minutes with changes as discussed.
Keith Hall seconded.
Discussion -none
Vote: Yes – 7 No – 0 Abstention – 0
Motion carries.
3. Correspondence
Correspondence from John Madden.
Grant Statement.
Report on Housing and Wages in Vermont.
Vermont Leagues of Cities and Towns.
4. New Business
a) Keith Hall and Chris Messerle had a discussion with Champlain Oil Company (COC)
regarding the New Haven Junction property. COC is now proposing to develop the
property on the north side (where the current store/gas pumps are located) of the
Junction, as the south side of the junction is too wet for development. The new design
would have no parking for trucking, new fuel pumps for gas and diesel, the existing
structure will be torn down and a Subway eatery added. Septic will be located on the
south side (across Route 17) property. COC will also clean up the land on the south
side (across Route 17) and remove the existing building. Keith Hall and Chris Messerle
advised COC to go first to the ZBA first.
b) Don Johnston expressed the opinion that the PC should not be designing or
suggestion landscaping to proposed site plans. The applicant(s) should present their
landscaping plans and the PC should approve or disapprove the plans presented.
Allen Karnatz indicated that the Zoning Administrator should explain to the applications
what details need to be covered before coming to the PC.
5. Old Business
None
6. Adjournment
Tom Boise made the motion to adjourn.
Keith Hall seconded.
Discussion – none
Vote: Yes – 7 No -0 Abstention – 0
Motion carries.
The meeting was adjourned at 9:15 PM
Respectfully submitted:
Karen Gallott