SOUTH HERO DEVELOPMENT REVIEW BOARD MINUTES April 27, 2022
Members Present: Tim Maxham (Chair); Doug Patterson (Vice-Chair); Gareth Hunt; Nate Hayward; Liza Kilcoyne; Jim Brightwell (via Zoom); Mike Welch
Public Present: Jennifer Desaultels (Engineer with TCE); Kyle LeBlanc; Pierre LeBlanc (Applicant — LPD Holdings); Alan Goldstein; Michael Frett; Ron Phelps; Mike Gammal(Applicant – Keeler Bay Associates); Michele Gammal; Ellie Reid; Martha Taylor-Varney (ZA); (the following were via Zoom) Mark Naud; Sue Arguin; Shaun Robinson; Jan Doerler; Kathy Magill; Don Bedard
Changes to the Agenda
There were none.
Public Input
There was none.
Final Site Plan Review – LPD Holdings Redevelopment of Sand Bar Inn property (22-44-RT09)
The warning was read, introductions made, and Interested Persons sworn in.
A preliminary site plan review for this proposal was held on January 12, 2022. Jennifer Desaultels (TCE Engineering and Survey) presented the final site plan to the Board. The number of accesses to the property has been reduced from 4 to 1, serving both the restaurant and the 9 dwelling units. There are 78 parking spaces proposed. The proposal meets the requirement s of the Development Regulations – 32 for the 5500sf restaurant, 2 per dwelling unit (total 18), and 14 reserved for the marina across RT 2 (by agreement with the previous property owner). The total number of spaces exceeds the required number by 14 spaces. Parking for the dwellings will be separate from the restaurant and marina parking. Spaces for the marina will be designated and clearly marked.
The 2-level restaurant will have footprint of 5500 square feet and will be built slab on grade. The elevations presented do not show the height. There is a small stage shown on the plan for music. There will be no outdoor music. Operating hours for the restaurant are 11AM to 9PM.
The wastewater permit amendment is ready to be submitted to the State. The on-site well has been drilled, with positive results. The VTrans 1111 access permit application has been submitted and preliminary responses have been positive.
Architectural details or heights for the proposed dwellings (8 duplex townhouses and a separate single-family dwelling) have not been finalized. The Applicant presented draft elevations but has not settled on the final exterior designs. Pierre LeBlanc explained that he is sensitive to the aesthetics. The final footprint of each structure, however, is shown on the site plan (48’x50’). Each townhouse unit will have 3 bedrooms and parking for 2 vehicles – one below the building and 1 in front. The separate cottage will have 1 bedroom, with parking in front. The footprint of the cottage has been moved further away from the east boundary. The footprint size remains the same as the original cottage but now meets setback requirements for the Shoreland zoning district. The dwellings are intended at this time to be sold, rather than rented.
All lighting is proposed to be from the buildings. The Board asked that there be additional lighting for the southwest corner of the parking area and at the entrance from RT 2. Should there be light, curbing, or other delineation of the stormwater basin (bio-retention area) in the south parking lot? Jen Desautels stated that there is a significant amount of landscaping planned but this can be discussed further. D. Patterson asked if there would be curbs between the driveway and the sidewalks.
The restaurant building will not have a sprinkler. A 3000-gal reserve tank for water is planned for use during peak demand.
The Board asked the Applicant to show water and sewer on the site plan, even though it is on its own sheet (Sheet C3-01). The Applicant explained that the utility poles along RT 2 will be removed, and the lines will be buried.
The application was submitted as a mix-use development. L. Kilcoyne stated that it needs to be reviewed as a Planned Unit Development because the individual dwelling units do not meet the setback requirements. The application meets the requirements in the Regulations for a PUD.
There will be a shared maintenance agreement for the access road for the nine dwellings.
The water depth in this area is very shallow. Shoreland Protection rules allow for a path to the lake. Stormwater outlets shown on the stormwater plan could easily be under water. Jen Desaultel explained that additional outlets are provided at a higher elevation and are protected by heavy riprap.
A geotechnical firm will provide pavement detail for the driveways. There is no stormwater outlet detail presented but the Applicants can send that. Because the driveway will serve more than 3 dwellings or uses, it will need to be a named road. Will hammerheads be required? The Applicant will show the site plan to the fire department for their input.
Building sequence will be to clean up the site, followed by construction. Construction will depend on costs and the market. No roof-top solar is planned. All buildings will be energy efficient.
There was extensive discussion regarding the safety of crossing RT 2 in this area. VTrans has not agreed to allow a crosswalk. 14 parking spaces for the marina on the north side of RT 2 (separate from the Apple Island Resort marina) are on the south side of the road. Slowing down traffic here appears to be the best answer. L. Kilcoyne stated that crossing RT 2 to the marina is an important discussion to have. Does the Town have nay leverage to make the road safer? Could a comprehensive push by the Town, Apple Island, LPD Holdings, and the State increase the safety here? In addition to marina customers, there will be increased pedestrian and golf cart traffic from Apple Island Resort to the restaurant. Can a sidewalk be included on the south side of RT 2?
The hearing was recessed, and the Board asked to see the following at that hearing:
- Sidewalks and pedestrian connections.
- Written confirmation from the fire department regarding the safety of the driveway design.
- Architectural details and height of the cottage dwelling and townhouses.
- Entrance signage.
- Lighting plan for the entrance and back parking area.
- Delineation of the stormwater bio-retention area in the back parking area.
- Curbing on the south side of the restaurant?
- Hunt moved to recess to May 11, 2022 at 7PM; M. Welch second. All in favor.
Amend Mobile Vendor Site Plan – Keeler Bay Associated (464 US RT 2)
The warning was read, introductions made, ad interested persons sworn in.
This hearing is to amend the Board’s 2019 decision (19-62-RT456) which approved a food truck at 456 US RT 2, at what was at that time a campground and marina owned by Keeler Bay Associates. A 2021 subdivision created 3 lots. This hearing is for 464 US RT 2 (with frontage on RT 2, identified as Lot 3 in the 2021 subdivision.) and 466 US RT 2 (Keeler Bay Marina – identified in the 2021 subdivision as Lot 1). Lot 1 includes an outdoor deck on the hillside backed up to Lot 3. Both lots are accessed form RT 2 by the same right-of-way.
Applicant Michael Gammal’s application is asking to increase the number of food truck locations from 1 to 3. The vendors will not all be food vendors; some may include crafts. He has gotten interest from people from the northern part of Grand Isle County who want a location further south.
During the hearing, the Applicant amended his request to increase the number of vendors from 3 to 4 – 3 vendors above and one below. Parking for each vendor area already exists. He stated that he did not want to be locked into specific locations for the vendor units at each location. He does not anticipate having 4 vendors operating at the same time. L. Kilcoyne asked that pedestrian and parking areas be separated on Lot 3. Allowing vendors around the perimeter of the parking area on this lot is not safe. Picnic tables for vendors on Lot 3 will be along the east side of the parking lot and will be separated from the lot by a barrier. The Board also requested cones to be placed in the breakdown lane of RT 2 to prevent parking there. Signage for vendors and parking on Lot 1 will be added. Additionally, signage will be added to the driveway of the Montani residence at 468 US RT 2 stating “Private Residence.”
Currently the Applicant has one vendor signed up for Lot 3. This vendor will be using the outdoor deck. A local brewery has expressed interest in the use of the deck and vendor location.
The Board asked that the application be amended to show the correct number of vendors, and to show “vendor areas”, separated into zones, on the Plan rather than separate locations for each vendor. The Board asked for a revised site plan to include:
- Delineated vendor areas
- Define the end of the parking area on Lot 3
- Locations of porta-johns, picnic areas, overflow parking
- Revise average trip times
- Patterson moved to recess the hearing to a special meeting on May 11, 2022 at 6:30PM; N. Hayward second. All in favor.
Old Business
There was none.
Review of Minutes
- Hunt moved to approve the minutes o f April 13, 2022; L. Kilcoyne second. All in favor.
Administrator’s Report
Upcoming schedule:
May 11 – Continue Keeler Bay Associates application to increase number of mobile vendors
Tonya Poutry application to amend mobile vendor decision at 7 Ferry Rd.
Continue Wm Deming setback waiver hearing from April 13, 2022.
Continue LPD Holdings Site Plan review from April 27, 2022
May 25 – Nate Hayward request for setback waiver at 310 US RT 2
Ken Kowalewitz request for setback waiver at 23 Kibbe Farm Rd.
ZA Martha Taylor Varney introduced Ellie Reid to the Board. Ellie was the only applicant for the open Alternate position o the DRB. Martha will be recommending that the Selectboard appoint her to the Board at their May 9th meeting.
Adjournment
- Kilcoyne moved to adjourn; N. Hayward second. All in favor.
Respectfully submitted,
Martha Taylor-Varney, ZA
Signed: __________________________________________ Date: ___________________
For the DRB
These minutes are unofficial until approved at the next regularly scheduled meeting. All motions were unanimous unless otherwise indicated.