SOUTH HERO DEVELOPMENT REVIEW BOARD MINUTES January 10, 2018
Members Present: T. Maxham (Chair), D. Patterson, G. Hunt, L. Kilcoyne, R. Brown, S. Corbin, R. Krebs (Alternate), J. Brightwell (Alternate)
Applicant: Levi Kraemer
Public Present: Carol Nedde; Janine Bellinghiri; Michael Wickenden; Jan Russell; Jay Buermann; Naomi King; Hobart Tracy
7:03 – T. Maxham called the meeting to order.
Changes to the Agenda
The annual Board organization and election of officers was added as #5 on the agenda, to follow Public Input.
7:08 — Variance Request/Site Plan and Conditional Use Review (18-47-RT308) – Levi Kraemer
- Maxham opened the hearing. Introductions were made, the warning was read, and Interested Persons were sworn in. The Applicant, Levi Kraemer, and his engineer, Jay Buermann, presented the application to the Board.
- Variance – Mr. Kraemer explained that he was under contract to purchase 308 US RT 2, which currently has Sisters café and Catering, the offices for South Hero Land Trust, and an additional professional office. He proposes to build a structure at the rear of the lot for a craft brewery. The proposed structure is 23’x56’. The northwest corner of the structure will extend 3 feet into the west-side setback of the parcel. A previous structure of the same dimensions, removed in 2015, was located further north on the parcel, with the entire west face of the structure within the 15-ft. setback for an accessory structure. The rest of the proposed structure is conforming to all other setbacks. D. Patterson asked if a 20’x56’ structure, which would be conforming and eliminate the need for a variance, would be adequate for the proposed use. Mr. Kraemer stated that a narrower building would be difficult for manufacturing and he would need to reduce the number of garage doors to one from two. He said he would ideally like to have 2 doors. S. Corbin asked how far the abutting Branch building (to the east) was from the boundary. That structure is approx. 35 feet from the boundary. 308 RT 2 sits essentially on the line. The boundary to the west (Fifield) is not shielded. Mr. Kraemer stated that Mr. Fifield had said he had no concerns about the setback distance from the proposed structure to the adjoining boundary. This has not been put in writing. The setback distance has been measured from the edge of the eaves. Mr. Kraemer stated that the eaves will be as minimal as possible to maximize the available floorspace. The structure is proposed to be wooden.
Questions from the public – Carol Nedde asked how far the proposed structure would be from the north boundary? – 68 feet. The current 8×14 shed would be moved to 51 feet from the north boundary. Mr. Kraemer said he would not use the area at the back of the property for outdoor storage of tires, etc. Ms. Nedde also stated that the existing cedar hedge does not completely shield her view from 308 RT 2.
- Conditional Use – Mr. Kraemer stated there will be no increase in traffic. There will be 2 employees for the proposed brewery; it will not be a public space. There will be no increased wastewater flow – in fact, it will decrease slightly. There will be no facilities in the brewery building. Hours of operation for the brewery will be 7AM to 9PM, 7 days a week. Traffic generated by employees and deliveries is estimated to be 3 vehicles per hour during weekdays. Deliveries to the brewery building will be limited to 7AM to 11AM, weekdays only, to avoid peak hours of the restaurant. The applicant offered to shorten the delivery hours by 15 minutes (10:45AM). The number of deliveries per week is estimated to be 1 to 2. Truck traffic will be box trucks only. The applicant has an Indirect Discharge Permit to collect and remove brewery wastewater himself, which will be delivered to a designated farm. This waste cannot go into the septic system. The waste, estimated to be 500 gals/wk, will be temporarily stored in the brewery building. Mr. Kraemer estimated that he would need to remove it once a week. The product would be sold through the Cook Sisters café. There will be no tasting room at the café. The brewery building will be manufacturing only. Mr. Kraemer stressed that the brewery will be compatible with the businesses already existing at the site. The area behind the brewery structure will remain as grass. Lot coverage has been increased to 50.3%. The applicant is currently talking with Fire District #4 about water. T. Maxham stated that the Board would need a letter from the Fire District granting permission. No other details will be required. There is no plan to change the size or location of the current sign at the location. The applicant still needs a VTrans access permit. The current wastewater system is working. There has been no history of problems with it. The system is located beneath the parking area. An inspection of the system is part of the sale agreement. The proposed parking space dimensions are 9×18, rather than the required 9×20. There is 38’ of space to back out of a space.
Questions from the public: Carol Nedde asked how much water was needed for manufacturing? – 3-5 gals. For 1 gal. of beer. There will be no effect on water pressure. The applicant plans for off-peak use. Will the noise be contained? – it will remain inside the building. Smells? – only during boiling process, about 1 hr./week; estimated to be at about 11AM. Smell from solid waste? – only liquid, and will be contained within the building. Ann Russel started she supported the application. Kathleen Swanson, of the South Hero Land Trust, sent a letter of support that was read by Tim.
8:25PM – S. Corbin moved to recess to February 14, 2018 @7PM for site plan review; L. Kilcoyne second. All in favor.
8:31PM – L. Kilcoyne moved to the close the Variance and Conditional Use hearing; G. Hunt second. All in favor.
[Addendum – Levi Kraemer contacted the Zoning Administrator on Tuesday, January 16, 2018 to withdraw the application for request for variance, conditional use review, and site plan review. There will be no further review or decision rendered for this application. The continued hearing on February 14, 2018 will be opened and closed with no further review.]
Review of Minutes
- Patterson moved to accept the minutes from December 13, 2017; R. Brown second. All in favor.
Public Input
There was none.
Organization/Election of Officers for 2018
Chairman – Tim Maxham
Vice-Chair – Doug Patterson
Clerk – Sherry Corbin
Administrator’s Report
- There are 2 hearings scheduled for January 24, 2017; and currently the continued hearing for Levi Kraemer’s Site Plan review and a sketch plan review scheduled for February 14, 2018.
- Annual checks for Board stipends are being sent out this week.
8:45PM – G. Hunt moved to adjourn; L. Kilcoyne second. All in favor.
Respectfully submitted,
Martha Taylor-Varney, ZA
Signed: __________________________________________ Date: ___________________
For the Development Review Board
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These minutes are unofficial until approved at the next regularly-scheduled meeting. All motions were unanimous unless otherwise indicated.