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New Haven Planning Commission
New Haven Town Hall
February 1, 2007
Members Present: Allen Karnatz, Tom Boise, Jim Walsh, Donald Johnston,
Susie Leonard, Mike Sweeney, Stuart MacCrellish
Staff Present: Cris Messerle, Zoning Administrator (ZA)
Guests: Mark Smith, Tony Stout
Allen Karnatz, Chairman, called the meeting to order at 7:15 PM.
Public Hearing:
Vermont Railway, Ethan Allen Highway, New Haven Junction (former Omya Plant). VT Railway has leased Building “D”, 5484 Ethan Allen Highway to New Haven Storage and Transfer for use as a warehouse.
This item has been delayed until the April 2007 Planning Commission (PC) meeting.
Public Hearing Closed.
1. Visitors’ Business
None
2. New Business
a) Mark Smith, land owner and his engineer, Tony Stout from Heindel and Noyes, came before the PC to discuss a Commercial Park - 6 lot subdivision (66 acre lot) for the property located immediately south of the State Police Building and Mobil Station on Route 7 and to request a public hearing on the sketch plan. Mark would continue residential zoning in the woods and the commercial area would be located at the back 2/3’s of the lot. Tony explained that the site has extensive wetlands and development of the lots has taken this into consideration.
Cris Messerle, Zoning Administrator, indicated by his measurements that from Hunt Road to the northern edge of the industrial zone for this parcel, there is 468 feet of (Mr. Smith’s property) frontage into the industrial zone, the remainder of the property is commercial, with residential zoning located at the back of the property.
Mark Smith asked what the difference was between commercial and industrial. Allen Karnatz indicated that commercial is more open ended to what can/cannot be put on a parcel, industrial is more limiting in the types of uses.
Tony Stout indicated that the proposed subdivision keeps the development to the back edge of the meadow so the scenic/open views (traveling south) along Route 7 are preserved. Development is close to 25% of the total site. Mark Smith indicated he would retain ownership of lot #1 which is closest to Route 7, thus he would have more design control over this parcel. The remaining lots would be sold either individually or 2 lots could be combined as one, if there was an interest in doing so.
The plans show that it is a conventional subdivision and all lots would have access to Route 7. Susie Leonard asked if Mark Smith or Tony Stout have looked into consolidation of accesses, and the possibility of sharing access with the State Police barracks. Tony indicated that they had not explored this at this time.
Allen Karnatz asked if the back residential lot is called Lot #7. Mark indicated that he would be keeping this section along with Lot #1, and would keep anything that is to be commercial. Mark also explained that he would like to lease back from the individual lot owners the front of their lots along Route 7 in order to crop these sections.
Donald Johnston asked if the frontage of all lots were kept with Lot #1 would this make this development a PUD. Mark Smith indicated that he hadn’t thought of this and was amendable to this suggestion.
Susie Leonard asked if the use of the lots would be retail. Mark indicated that he doubt it would be retail, but has no idea now, what businesses will use these lots. Tony Stout indicated probable businesses would be: startup mini manufacturing, small businesses that needed yard storage, etc.
The State has given approval for a mound wastewater system located back in the woods (residential) area, each lot would have its own septic tank with advanced unit and each system would share the force main. This system has a total capacity for 26 employees, with the potential to double the expansion of employees with additional monitoring. Stuart MacCrellish indicated that a total 26 employees seemed small and would be a detriment to businesses coming in. Stuart asked how the total number of employees would be monitored. Tony Stout indicated that Mark Smith would have to get an amendment for the Wastewater permit from the State for any business that comes in and the State will allocate number of employees for each individual business. Jim Walsh asked about the possibility of flow meters, Tony indicated no, it will be based on the number of employees. Salespersons do not count as an employee if the majority of their time is spent on the road away from the building.
Mark and Tony asked what would be the major difference between what they submitted tonight and a PUD plan. There was a difference in setback requirements, and Susie Leonard indicated that for a PUD each lot would not have access to Route 7, they would be interior lots. The lot lines would preserve Route 7 frontage and the residential area in the back of the lot. It was agreed that Mark Smith and Tony Stout would re-look at their plan to see if the PUD option would be a better fit for their proposal and will come back to the PC in March
b) Cris Messerle gave a brief background on Craig Newton’s proposal that was postponed until the March meeting. Cris mentioned that in addition to Craig requesting usage of building “D”, Craig also expressed an interest in using the house located on the property. Concern was expressed by various PC members that the sketch plan presented was not detailed enough.
Discussion ensued on what details (required or suggested), should Cris be asking for on all sketch plans.
Cris will ask for the following details for a revised sketch plan from Craig Newton:
· Parking details showing parking spots and layouts;
· ingress/egress and driveways with dimensions;
· dimensions on the structure;
· dimensions from the property line;
· highlight the coverage area that is specific to this project;
· the sketch plan needs to be to scale.
c) There was discussion on State regulations vs. Town regulations and how to address the specific detailing to Town regulations, as various situations are now coming before the board. It was agreed that the PC will look into this during their work meeting sessions.
d) Allen Karnatz indicated the current PC member’s whose terms will expire in March, 2007. They are Allen Karnatz, Donald Johnston and Tom Boise. Allen indicated that he would run for another 3 year term, Donald Johnston indicated that he was willing to fill in for April, if a replacement for him had not been appointed by then, and Tom Boise indicated that the March PC meeting would be his last meeting. Allen asked for nominations for PC replacements.
e) Allen Karnatz gave an update regarding the Select Board’s hearing regarding the Dunbar petition.
3. Review of the Minutes
January 4, 2007 minutes
Allen Karnatz made the motion to accept the minutes as presented.
Susie Leonard seconded
Discussion – none
Vote: Yes – 6 No – 0 Abstention – 1 (Tom Boise)
Motion carries.
4. Correspondence
Mike Dunbar’s letter to request nomination to run for the PC board
Lincoln Applied Geology, Site plan for Mike McGrath property
Amos Roleau’s State approval for a Wastewater permit
Zoning Workshops
State Wastewater permit approval for Champlain Oil Company’s 7/17 Store
VELCO correspondence
5. Old Business
None
Allen Karnatz made the motion to adjourn
Jim Walsh seconded
Discussion – none
Vote: Yes – 7 No – 0 Abstention – 0
Motion carries
The meeting adjourned at 9:50 PM
Respectfully Submitted By:
Karen Gallott