SOUTH HERO PLANNING COMMISION MINUTES April 15, 2026
Members Present: David Roy (Chair); Don Bedard (Vice-Chair); Michele Gammal; Joan Falcao
Member Absent: Brook Scott
Others Present: Guy Maguire, Anne Zolotas; Martha Taylor-Varney (ZA) was on travel, unable to participate.
6:00 PM – D. Roy called the meeting to order.
Joan Falcao was assigned to be minute taker.
Changes to the Agenda
There were no changes.
Public Comment
Anne Zolotas is concerned about Act 181, especially the road rule. She noted that Tier 3, is under review.
Guy Maguire of South Hero Land Trust update and discussion on White’s Beach Bioengineering Project.
Anne Zolotas, tree warden and selectboard member, has managed a town project for removal of dangerous cottonwood trees from White’s Beach. She is now concerned about erosion of the beach, without the stabilization of soil provided by tree roots. The South Hero Land Trust (SHLT), working with Anne and other organizations, has received funding to create a design for replanting. Guy Maguire, Executive Director of SHLT, presented the project results so far. Copies of photos and drawings of preliminary plans that were presented are on the website: grandislecountynrc.org/townbeach
Guy stressed that town buy-ins are needed, in order to apply for grant funding to implement the changes. SHLT expects the project could be funded for a 2027 start date.
Old Business
a. Measuring Height. [page 11 Section 206.B] (J Falcao moved and D Bedard seconded and all approved, pending clean copy review) See wording below.
b. Where to Measure From. [page 12 Section 206.C.1] (J Falcao moved and D Bedard seconded and all approved, pending clean copy review) See wording below.
c. Required changes discussed at the April 1 meeting. No additional discussion was considered necessary. Waiting for ZA to find the time to document past changes and to guide further discussion.
Approve Minutes of April 1, 2026
Approval was delayed until the next meeting.
Administrator’s Report None at this time.
Announcements
- Old Meeting House Project – no report.
- Town Office Committee – no report, other than “look out the window”.
- Lavin Property Vision Project – D Bedard, committee member, reported that public engagement planning includes a public hike in June, two visioning sessions, two surveys, and a postcard. One of the ideas for development was a swimming pool. Wetlands delineation is under way. And there will be more test pits dug, to identify additional wastewater capacity.
Next Meeting – May 6, 2026
Adjournment
At 7:20 PM D Roy moved to adjourn; M Gammal second. All in favor.
Respectfully submitted,
Joan Falcao, Planning Commission member
Signed: __________________________________________ Date: ______________
For the Planning Commission
These minutes are unofficial until approved at the next regularly scheduled meeting. All motions were unanimous unless otherwise indicated.
Building Height: The vertical distance measured from average grade, measured at the mathematical average of the natural grade of each of the four (or more as applicable) principal corners of the building to the highest point of the roof. If the height is in question, the height shall be certified by a licensed professional at the time of permit application. Not included are chimneys, spires, cupolas, antennae, energy producing facilities or other parts of structures, which do not enclose potentially habitable floor space.
Natural Grade: The elevation of the ground surface in its original, undisturbed condition prior to any human-made excavation, grading, filling or recontouring of the land.
When the original natural grade cannot be determined due to prior disturbance or lack of records, the natural grade shall be established using the following hierarchy of methods:
- Historical Data: Utilize topographic maps, survey records, aerial photographs or other reliable historical documentation.
- Site Survey & Engineering Judgement: A licensed surveyor or engineer along with the Zoning Administrator shall determine natural grade using best available evidence, ensuring consistency with neighboring land and drainage pattern.
- Adjacent Undisturbed Land: Reference elevations of adjoining undisturbed areas to reconstruct a smooth transition. Any reconstruction determination of natural grade should avoid abrupt changes and maintain reasonable continuity with surrounding terrain.
The established natural grade shall serve as the baseline for measuring building
heights, setbacks, retaining walls, grading limits, and other applicable development standards.
A setback is the minimum distance between a property line, right-of-way or mean lake level at the nearest point of the structure, excluding bay windows or eaves/roof overhangs. Subject to Review Standards, Section 305.D.4, a bay window or eaves/roof overhang shall not extend more than 30” into the minimum setback for the zoning district.