SOUTH HERO DEVELOPMENT REVIEW BOARD MINUTES May 13, 2026
Members Present: Doug Patterson (Chair); Jim Brightwell (Vice-Chair); Gareth Hunt; Nate Hayward; Liza Kilcoyne; Tim Mullen
Members Absent: Sherry Dupont; Justin Myers
Others Present: Michael Frett (Islander); David Carter; Sandy Gregg; Janine Bellinghiri; Josh Mock; Georgine Natelli (via Zoom); Norm Benoit; Peter Mazurik (Apex Engineering, via Zoom); Mitchel Richardson (via Zoom), Charlie Tipper (via Zoom); Brian Aitchison (via Zoom).
7:00PM – D. Patterson called the meeting to order.
Changes to the Agenda
Ther were no changes.
Public Input
None.
Continue Conditional Use/Site Plan Review for South Hero Meeting Huse Renovations, recessed from February 25, 2026 (26-44-RT320)
7:05PM – D. Patterson re-opened the hearing and reminded the applicants that they were still under oath.
N. Hayward asked the Board if he should recuse from the hearing, since he owns property adjacent to the Meeting House. The Applicants agreed that he could continue.
David Carter told the Board that renovations of the building will continue. It has been jacked up, preparing to be removed for the foundation to be replaced. The Applicants have addressed the Board’s concerns about site accessibility, lighting, and parking needs. David told the Board that VTrans has agreed that the current access permit for the Town Park will meet the Meeting House needs also. Lighting in the parking area will be on bollards and are shown on the updated site plan. Per the Development Regulations requirements, the number of parking spaces planned (80) exceed the number required. Work on the parking lot will begin this summer. Landscaping and screening will include a grass curtain around the building and perennials. The 2 existing trees by RT 2 will remain. The traffic generation calculations are the same as for the park. HC parking spaces will be the closest to the back door and ramp to the Meeting House. Plans for trash removal will be “trash in/trash out”. There will be no dumpster at this time. The rental of the facility will be coordinated with the Town. An exemption from the use of port-o-lets will be allowed by the State until the later phases of renovation (beyond the use of the first floor) and will be limited to no more than 28 days per year. S. Gregg stressed that there could be more than one event per day.
Questions from the Board
J. Brightwell asked f there will be HVAC installed during the first stage. Yes.
N. Hayward – Will all the asphalt be coming up during Phase 1? Yes.
D. Patterson – Where is the proposed ADA ramp? On the north side of the building. This will be installed during Phase 1 [not as shown on the Site Plan]. This review is only for the use of the first floor. When do you plan to start Phase 2? We will continue for as long as the funding allows. Phase 1 is the exterior of the structure, the roof, and as much of the 1st floor as possible. Phase 2 will be to finish the first floor and complete the second floor. You will need to come back before the Board later for a hearing on the proposed use of the second floor. Understood. What are the entrances/exits to the building for Phase 1? There will be 2 entrances. There will be a temporary ramp at the back, near the car park, and the existing door at the front.
L. Kilcoyne – Will there be walkways from the park? Yes, when we have the funding. This hasn’t been put out to bid yet.
D. Patterson – Will there be parking in front of the building? No, only grass. The ground will slope away from the building.
L. Kilcoyne – I hope you don’t discourage the use of the front door. No. There will be a walkway from the sidewalk to the front door.
N. Hayward – will the underground power line on the east side of the building be completed during Phase 1? Yes, we will coordinate that with the park. Where will the Honeymoon Cottage eventually go? We will leave that up to the Rec Commission.
Questions from the Public
Janine Bellinghiri – I am still concerned that there is not enough parking. Calculating 6 people per car is not feasible. How many people could potentially be at an event at the Meeting House? 150. There is not enough parking. There is a general problem with not enough parking in Town with new businesses. And shuttling from another location is not practical.
D. Patterson – If there is a big event planned should the park be closed?
Sandy Gregg – First come, first serve. The Town is paying for the parking lot.Hayward – the Town will need to be responsible not to schedule competing events where parking will become a problem.
Janine Bellinghiri – It is important for residential and commercial uses to live together. I’m just hoping that the Board is aware that this can be a problem.
7:36PM – D. Patterson closed the hearing.
Continue Setback Waiver request by Charlie Tipper to build a replacement home on a non-conforming lot at 17 Sunset Beach Rd., recessed from April 22, 2025 (26-50-SB017).
7:38PM – Charlie Tipper presented his updates to the Board. He had a site visit from Misha Cetner of Shoreland Protection on April 30. A cedar tree on the south side of the existing dwelling is within 100 feet of the lake. Misha suggested Charlie submit an application for a Shoreland Registration to mitigate the loss of 1sf of vegetation (removal o the tree) by creating 1sf of vegetation elsewhere within 100 feet of the lake. He was also told that by registering the project, he could create up to 100sf of new impervious area within the 100-ft. lake setback.
Charlie’s redesign will move the house 4 feet further from the lake while slightly increasing the width of the structure. Ther will be a slight increase in height. He cannot move the back of the structure any further because of the location of the septic system. A new shrub will be added on the lakefront to help mitigate the removal of other vegetation, but it will not be tall enough to block the Aitchisons’ view [SB015].
N. Hayward – Did the line showing 95.5 feet on the site plan move further out? Yes, it is correct now. Is the way you’re measuring now the technique that Shoreland wants? Yes, I made a separate site plan for Shoreland showing the distances using their requirements.
Questions from the Public
Brian Aitchison – No questions. I’ve already gone over the changes with Charlie.
7:57 PM – D. Patterson closed the hearing.
Administrative Review of a 3-Lot Subdivision at 138 Ferry Rd. (VT RT314) – Mitchel Richardson (26-56-FR138)
8:00 PM — Zoning Administrator Martha Taylor Varney presented the Board. The landowner is 138 Ferry Rd., LLC/Mitchel Richardson.
The application is for a 3-lot subdivision of a 42.51-acre parcel. Mr. Richardson’s property crosses the town line into Grand Isle. This subdivision is only for the acreage in South Hero. This parcel is entirely within the Rural Residential zoning district.
Proposed Lot 1 is 8.94 acres; Lot 2 is 8.85 acres, and the remaining land is 24.72 acres. The remaining land will need to be identifies as Lot 3 on the final Mylar. Lots 1 and 3 have road frontage. Lot 2 is landlocked, but the survey shows a utility and access easement through Lot 3 for both Lots 1 and 2. Access to all 3 lots will be from a single driveway with a current VTrans access permit, issued in 2021. VELCO transmission lines and a 150-ft. wide easement that runs roughly north/south through the parcel, continuing south across RT 314. The west boundary of Lot 2 is entirely within this easement.
There are no proposed uses for any lot, at this time. There is a current State wastewater permit for a commercial repair shop with a maximum of 8 employees. There is an existing well on Lot 1. An electrical pole sits near the well with an overhead line from a pole on the other side of the road.
The Zoning Administrator conducted the administrative review of the proposed subdivision on April 10, 2026. The Applicant has asked for a waiver from showing contours and forest edges on the survey. All requirements of Table 4.1 (Minor Subdivision) have been met except for the zoning information for the Rural Residential Zoning District and identifying the remaining land as Lot 3.
Question From the Board
- Patterson – Will there be an easement for the farm road that crosses the corner of Lot 2? Yes, that can be added. Also, add the green boundary around Lot 3 that is shown on Lots 1 and 2.
** J. Brightwell moved to allow waivers from showing contours and forest edges on the survey; L. Kilcoyne second. All in favor.
T. Mullen – Just to confirm; the remaining acreage in South Hero only, not including the Grand Isle acreage, will become Lot 3? Yes.
Questions from the Public
Joshua Mock – I live at 142 Ferry Rd. If there are any future plans for any of the lots, will I be notified? Yes, just like this time. Are there Act 250 requirements for any future development there? Lots 1and 2 are less than 10 acres, so there may not be. L. Kilcoyne – if there is a current Act 250 permit for the property, Act 250 may still apply if the acreage is smaller. Are there any wetlands on the property? I am not aware of any, but any proposed uses of the property will have to identify if there are any, what class they are, and if there will be a buffer. Are there any current violations on the property? Not that I’m aware of.
Georgina Natelli – How can you approve a subdivision when no use is proposed? Is this being subdivided too soon? If there is no proposed use, the subdivision may be staying agricultural use, like it is now. Any future use will require the proper review by either the ZA or the DRB, according to the requirements of Table 2.1. Can the VTrans permit continue unchanged? Any future uses that differ from the approved use will need to be amended. The current permit has no deadline.
8:32 PM – D. Patterson closed the hearing.
Review Minutes of April 22, 2026
- Kilcoyne moved to approve the minutes of April 22, 2026; J. Brightwell second. All in favor.
Administrator’s Report
- Upcoming Schedule: May 27, 2026 – Setback waiver request on Wally’s Point Rd., and deliberations from tonight’s hearings; June 10, 2026 – sketch plan review/conditional use and site plan review for a proposed 9-lot subdivision and PUD on Peter’s Farm Rd.
- VLCT’s Spring Planning and Zoning Forum will be a hybrid meeting at Lake Morey Resort, or virtual on June 10, 2026 from 9 to noon. One of the sessions will be “Effective Development Review Boards.
Adjournment
8:39PM – N. Hayward moved to adjourn and move to deliberative; G. Hunt 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.