South Hero Development Review Board Minutes September 24, 2025
Members Present – Tim Maxham (Chair); Doug Patterson (Vice-Chair); Mike Welch; Nate Hayward (via Zoom); Gareth Hunt; Jim Brightwell; Tim Mullen (Alternate); Sherry Dupont (Alternate).
Absent – Liza Kilcoyne
Others Present: Britni and Justin Meyers; Amanda Raab; Craig and Diana Langston; Jane and Mike Stiles; Peter and Penny Gadwah; Renee Naud; Georgine Natelli; Deb Sherman; Mitchel Richardson; Ruby Brezinski (via Zoom); Bob Wigness (via Zoom); Jason Baral (via Zoom); Martha Taylor-Varney (ZA).
7:00PM – T. Maxham called the meeting to order and introduced the Board.
Changes to the Agenda
There were no changes.
Public Input
There was none.
Preliminary Site Plan Review – Justin Myers (#26-20-OF009) application for a 6-unit Planned Unit Development
The warning was read and interested persons sworn in. Amanda Raab of Mountain View Site Design, Justin Myers, and Britni Myers presented the application to the Board. Amanda explained that 6 residential units are proposed for the site, an open field in the corner of a 17-acre parcel. The remaining area of the lot is mostly unmanaged and includes woods, wetlands, and some small meadows. This lot is the remaining land of a 2000 subdivision by Stiles on Old Farm Rd., north of the site, and has retained an Old Farm Rd. address. The proposed development location has frontage on RT 2 west of the Fish and Wildlife parking lot and a narrow parcel owned by Near Coastal Holdings. Vtrans has indicated that they will permit a driveway access directly from RT 2. Septic will come from an existing community septic system located on Old Farm Rd. that was designated for this parcel. It is already installed. The Applicant proposes to drill a community well on site. Justin Myers said that there is a need for tourism lodging on the Islands, and he thinks that this proposal fits the community feel.
T. Maxham explained that this was a preliminary site plan hearing and that there would need to be a final site plan hearing. This hearing is required in the Development Regulations as part of a Planned Unit Development review.
M. Welch noted that on the site plan shows an overhead power line from an existing pole on RT 2 that diverts west and then around the development before reconnecting to an existing overhead line running north through the property. Can this line be underground? Amanda Raab said that the new poles were in the wetland buffer, and the existing line runs over the septic area. She plans to defer to the utility company as to what they prefer. Does the Board prefer underground lines? Justin Myers Sid that he was open to either overhead or UG but it needs to work from an engineering standpoint.
D. Patterson – are these seasonal or year-round? Year-round. Short-term? Yes, but limited to one-week stays. How many bedrooms? 3. Units 1-3 will be single story; units 4, 5, and 6 will be on 2 levels. The sixth unit will have an office and community room downstairs and a rental upstairs. Each unit has 2 parking spaces except unit 6, which will have 4 –- 2 for the rental and 2 for employees at the office. Can boat trailers be parked anywhere in this development? Yes, if there is a parking space available. Not on the grass or along the shared road/driveway.
M. Welch – Will there be someone on-site at all times? Justin Myers – I live nearby but there is also an office on site where I will be most days. Will the community space remain open. It will be locked at times. The upstairs apartment will have a separate entrance.
S. DuPont – How will you advertise? First, with AirBnB. There will be restrictions that we will utilize. The demographic we want is smaller families/young professionals. No parties.
G. Hunt – How will you control that? Our pricing model and limiting the number of guests.
T. Maxham – On Sheet #2, there are a couple of adjacent lots that are not identified. Need to add the abutters’ names to the final site plan. What are the dimensions of the units? In general, they are roughly 33’x28’. What is the distance between the units? Amanda – 15’ to 20’. Why are there boxes around each separate unit on the site plan? These indicate the area for each unit if in the future they are sold as condo units. There are no plans to do that. After the units are built there are plans for future trails on the property, but the units will be the first focus.
S. Dupont — Was there no access available from the Fish and Wildlife parking lot? F&W said no. And stormwater and wetland issues prevented access over the Near Coastal Holdings property. Will there be any overflow parking available? There will be two spaces per unit, and 2 extras at the community center at unit 6. Units 4, 5, and 6 will have parking beneath with upstairs living accommodation.
G. Hunt – What about trash? There will be a shared receptacle on site. That will need to be shown on the final site plan. Lighting? Not a lot. There will be none in the parking areas.
J. Brightwell – Perhaps place the receptacle at the end of the driveway by the community space? It should be screened. Will there be landscaping to provide a visual and sound buffer?
T. Maxham – Housekeeping? Justin – Brit [Britni Meyers] will run the business with a partner, Jason Baral. She will handle booking; Jason will handle property management. Would you ever consider selling the units? Only if the business model isn’t working. No intention to sell.
S. Dupont – What will be the occupancy? 6 per unit, based on the wastewater permit. April to October will be the highest occupancy, but the units will be available year-round. Units 1-4 will be the first built, starting next spring. If profitable, the remaining units will be built in the Fall or in Spring, 2027. Units 1-3 will be on slab, 4 and 5 above garages, and 6 above the community space and rental office.
J. Brightwell — How many customers may have boats? Justin – the goal is to stress the Islands as a whole, but the proximity will benefit boaters. Would there be parking allowed for boat trailers at the F&W parking area? Justin – I will have to check with F&W.
S. Dupont – Parking for boat trailers will be the biggest issue. Justin – we will restrict boat trailer parking on the lawn. Amanda – could designated boat trailer parking be created at each end of the driveway/road? Justin – we will need to adjust the plan.
Public Comment/Questions
Craig Langston – Are there plans to build on any other parts of the 17-acre parcel besides this location? Amanda – a recent executive order by the Governor related to wetlands setbacks could allow it, but we have no plans for that because of limited septic and access. Justin – the Old Farm septic system will be at capacity, and wetlands limit access to the rest of the land. Development will be in the field by RT 2 only. T. Maxham – if setbacks from wetlands are reduced could the development expand? Amanda — Perhaps a bit, but there will be no more than 6 units. The wetlands here are not on the State map but have been delineated.
Diane Langston – if the rentals are for short-term only, would there be plans for longer term in the quieter months? Justin – There is the possibility of renting for 3-4 months to contract nurses through the VNA connected to the hospital. I have concerns about traffic on that part of RT 2 and another access onto the road. Justin – the visibility in both directions here is better than at the Featherbed Lane intersection or the entrance to Apple Island Resort. A traffic study would be important. Can this be added to the current Featherbed Lane/Apple Island Resort/RT 2 VTrans scoping study?
Renee Naud – The proximity to the boat launch concerns me. On busy weekends there is spillover of vehicles and boat trailers on RT 2. I am concerned about how this can affect visibility. And will there be enough parking for this development if additional cars are there. Amanda – the paring spaces will only be for the people staying there. This is not intended to host events. In reality, I believe the number of spaces will exceed the 2 spaces allowed per unit.
Mike Stiles – Motels allow one parking space per room. Set restrictions. Rules are rules. Justin – there will be restrictions.
Penny Gatwah – How tall will Units 4, 5, and 6 be? Amanda – they will not exceed 35’.
Continued questions from the Board:
T. Maxham – At the Final Site Plan review we will need to see sketch elevations and renderings of the proposed units. Justin – we will have those for you.
T. Mullen – Will there be walkways? Amanda – perhaps at Unit 6. None in the rest of the development. If Unit 6 is built in the second phase, how will you manage before #6 is built? Justin – There will be key boxes or keypads. The renters and I can communicate via text. I also live close by, so I will be easily available.
Additions needed on the Final Site Plan:
- Power lines and electrical service to each unit,
- Trash location,
- Unit elevations and renderings,
- Lighting,
- Boat parking (if offered),
- Adjacent property owners,
- Terms of use,
- Landscaping plan,
- Amend the narrative (major points),
- Justin offered to present a business plan.
The Final Site Plan Review will be warned for October 22, 2025.
8:23PM — T. Maxham closed the hearing.
Site Plan Amendment and Renew Conditional Use – Mitchel Richardson (26-18-FR138)
8:27PM – T. Maxham opened the hearing and interested persons were sworn in.
Site Plan Amendment:
Mitchel Richardson told the Board that the ledge on his property was making it difficult to excavate to the depth previously approved for the foundation of his previously approved structure on Ferry Rd. The first level is approved as a vehicle repair facility and the second level for professional space. Because his original review process had also included Act 250, he asked them if he could excavate to a depth 4 feet higher than originally approved. Act 250 told him he needed Town approval first before they could approve it administratively. He is before the Board to ask for that change. Nothing else about the site plan is changing. In addition, his original Conditional Use approval from 2018 expired in 2023, and he is asking for renewal of that approval.
G. Hunt – Will there still be a bridge access to the second level? Yes, but not as steep.
M. Welch – Will there still be a drive beneath the bridge? Yes.
T. Mullen — If the whole building is going to be 4 feet higher, then that means the elevations and grades will change. The whole plan needs to be adjusted. The ramp will be steeper. Not sure if that will meet ADA standards. If not, how will the design change? For every 30 feet there needs to be a 5-ft. landing. My engineer did not mention an issue with the ramp. Mitchell will check with his engineer. Perhaps raise the elevation of the front 5 parking spaces to reduce the grade.
T. Maxham – If there is a need to make additional changes other than the elevation, the plan will need to come back to the Board.
M. Welch – If the new elevation prevents the ramp from meeting ADA standards it will need to be redesigned. Would that affect the Act 250 permit? Have the elevations of everything been raised by 4 feet?
Mitchel Richardson told the Board that he will verify if the ramp is still compliant. The elevation changes submitted to the Fire Marshall will include ADA review.
Request for Renewal 2018 Conditional Use Approval:
The Board discussed whether to renew the conditional use or start over with a new review. The only change to the conditional use review requirements from the 2018 development regulations is to determine whether the proposal creates an undue adverse effect.
G. Hunt – Are you eventually going to build? Act 250 required me [Mitchel Richardson] to shut down during Covid then I had to start over again. Thier final approval wasn’t until Spring 2024.
Public Comment/Questions
Georgine Natelli (139 Ferry Rd.) expressed concern about the Act 250 permit. She said it had expired. She also had concerns about the aesthetics of the project, with the extent of the excavation work on the property that had lowered the elevation of the lot. She has just moved to South Hero. The original size of the structure was 3000sf but later enlarged to 7884sf, with increased parking. The Board has the right to revoke the conditional use, and the Town had violated her right of notice to revoke. She said the conditional use should be denied. She questioned why the original application was approved without requiring the location to be subdivided from the original farm property. This garage did not meet the definition of an accessory farm use. She said she is worried about noise created at that type of business. She told the Board that that area was identified in the Town Plan as a scenic view. She read a statement to the Board outlining her reasons for asking the Board to deny the conditional use.
**G. Hunt moved to enter her written statement into the record as Exhibit #1; J. Brightwell second. All in favor.
Deborah Sherman (142 Ferry Rd.) told the Board that Mitchel had said that it was important to get the business into operation as soon as possible. Seven years later, it is still an empty lot. Traffic has changed in the area and recent development has added to the congestion. Does the area need another repair service?
9:32 PM – T. Maxham closed the hearing.
Review of August 27, 2025 Minutes
D. Patterson moved to accept the minutes of August 27, 2025; G. Hunt second. All in favor.
Administrator’s Report
Upcoming schedule:
- Oct. 8 – deliberation only.
- Oct. 22 – Myers Final Site Plan review; Lawrence subdivision amendment; South Hero Town Office conditional use/site plan review.
- November 12 – deliberation only.
There will only be one meeting each, in November and December due to the Thanksgiving and Christmas holidays.
Adjournment
9:29PM – G. Hunt moved to adjourn; J. Brightwell second. All in favor.
Respectfully submitted,
Martha Taylor-Varney, ZA
Signed: ____________________________________________ Date: ___________________
For the Development Review Board
These minutes are unofficial until approved at the next regularly scheduled meeting. All motions were unanimous unless otherwise indicated.