BRANDON PLANNING COMMISSION

Nov. 30, 2009

Board members present: Ethan Swift, Anne Bransfield, Jeff Ojala, Linda Stewart, Jenny Nixon-Carter

Others present: Tina Wiles

The meeting was opened at 7:10 pm

• Motion to approve PC minutes of November 2, 2009. Stewart/ Nixon-Carter - motion passed unanimously with clarification and amendment regarding Anne Bransfield's recusal from the discussion regarding net-metered power systems.

Article I.  Title, Purpose, and General Provisions

(Carried over from 11/02/09 meeting)

Continued discussion on 104(b) 10:

• Suggestion to be more inclusive to include tractor trailer/ shipping containers, greenhouses, outdoor wood-fired furnaces, soft-sided garages and other temporary structures that are used for longer time periods.

• Entry steps should be excluded as long as standard size adhered to (Tina to research this).

Discussion of draft copy for reviewing and editing:

• The working copy (with "tracked changes") will be uploaded on google-docs for ease of access, review, and editing.

• The proposed amendments from June 18, 2007 will be uploaded here as well.

• Discussion of use cluster table from Pittsford and Hubbardton (includes lakefront district)

Article II.  Primary Use Categories and Descriptions

Section 201.  Agricultural Uses

This category includes only those all agricultural and animal husbandry uses, except those that are not subject to regulation by the Vermont Secretary of Agriculture as defined in the Accepted Agricultural Practices regulations promulgated by the Vermont Secretary of Agriculture. This use cluster does not include uses that support or may be supported by agricultural endeavors, such as farm machinery sales and services, signs, and feed stores.

Discussion of term "use cluster" - proposal to drop the term "cluster" and refer specifically to the "Table of Uses" (to be developed) as per the Town of Pittsford - suggestion to do a "global search and replace" "cluster" with "use"

Section 202.  Natural Resource Extraction Uses (earth resource extraction?)

This category includes all solid, gas, and liquid resource extraction uses.

Section 203.  Reserved for Forestry - Ethan will consult Eric Hansen (County Forester)

Section 204.  High Impact Uses - change back to Industrial? (Provide reference to performance standards)

(a)  This category includes all ongoing recreational, manufacturing, and industrial uses that by their very nature are likely to have an undue adverse impact on the environment, the service infrastructure of the Town, the ability of neighbors to reasonably enjoy their properties, the integrity of the zoning districts in which they are proposed to be located, or the integrity of other districts within the Town. (Blue font terms definable?)

(b)  Examples of high impact uses include asphalt or concrete mixing plants, slaughterhouses, race tracks, junkyards, landfills, rail and motor terminals, all manufacturing operations that require more than 50,000 square feet for operations, service, storage, and required parking; and all commercial uses that cannot be appropriately classified as Commercial I or Commercial II in Sections 206 and 207 below.

• Discussion of the 50,000 square foot threshold - arbitrary? (will check Middlebury's LUO)

•  Incorporate Low Impact Development (LID) strategies to minimize new impervious with larger, new development and/or redevelopment that does not trigger the 1 acre stormwater threshold.

Section 205.  Community Support and Recreational Uses

This category includes all uses that are supportive of the residential and recreational infrastructure community that may require large parking facilities. They provide space for recreation, hobbies, meetings, education, worship, and cultural activities. Examples of this use include churches, private and public meeting rooms, schools, and concert halls.

Section 206.  Commercial I Uses

Commercial I uses includes all commercial uses, professional offices, and small manufacturing operations that because of their size, activity level, or the nature of the business or its operations are not likely to have any undue adverse impact (needs def) on the environment, the road or utility infrastructure of the Town, the ability of neighbors to reasonably enjoy their properties, the integrity of the zoning districts in which they are proposed to be located, or the integrity of other districts within the Town.  Commercial I uses shall not have more than 15,000 square feet devoted to sales, service, storage, and required parking.

•  Discussion of the 15,000 square foot threshold - arbitrary? (will check Middlebury's LUO)

Section 207.  Commercial II Uses

Commercial II uses include all commercial uses and professional offices that because of their size, activity level, or the nature of the business or its operations could have an undue adverse impact on the environment, the road and utility infrastructure of the Town, the ability of neighbors to reasonably enjoy their properties, the integrity of the zoning districts in which they are proposed to be located, or the integrity of other districts within the Town.  Commercial II uses shall also include any office or commercial uses that require more than 15,000 square feet for sales, service, storage, and required parking.

Section 208.  Light Manufacturing Uses

(a)  This category includes all manufacturing uses that do not require more than 50,000 square feet for operations, service, storage, and required parking.

(b)  Light manufacturing uses may include up to 5,000 square feet for factory showrooms.

Revisit size thresholds (consider using acreage %?)

Section 209.  Open Space Uses (Tie - in with Conservation District/ section?)

This category includes all low impact uses that may require large amounts of land and typically are used primarily for formal or informal recreation. Structures are permitted but only as accessory uses to the primary open space (needs def) use.

Check with the VT Forum on Sprawl

Section 210.  Public Service Uses

This category includes all emergency service, municipal and utility facilities, other than public utility power-generating plants and transmission facilities regulated under 30 V.S.A. 248.

Section 211.  Residential Uses (check statutory definition)

Include home occupations

This category includes all structures used for permanent human habitation and home occupations. This use cluster includes all single- and multi-family dwellings.  Family childcare homes serving no more than six full-time children and four part-time children and group homes shall be considered a single-family dwelling. Residential care homes operating under state licensing or registration serving not more than eight persons who have a handicap or disability as defined in 9 V.S.A. 4501 (confirm reference) shall be considered residential single-family dwellings, unless it is located within 1,000 feet of another existing or permitted such home.

Section 212.  Mobile Home Parks - Look for definition

This category includes any parcel of land under single or common ownership or control which contains, or is designed, laid out, or adapted to accommodate two or more mobile homes. This definition shall not apply to the display of mobile homes for sale only.

(Include manufactured homes?)

The next meeting has been tentatively scheduled for Monday, January 21, 2009.

Being no further business, the meeting closed at 9:00 pm.

Respectfully submitted

Ethan Swift, Chair