Present: Chair John Ringwood, Craig Hunter, Greg Boshart, Bill Drunsic, Steve Grossfeld, Megan LaValley; Clare Kelley, Tristan Poplar; also Planning Director Lee Krohn, and others per sign-in sheet

The meeting was called to order at 7:00 P.M.

Motion Hunter, seconded by Drunsic, to approve the minutes of 11/30/09; OK unanimously.

Proposed zoning amendments, by request:

C-3 District (Elm Street): Patti Campbell, who owns a multi family property on Elm Street, seeks an increase in residential density in order to legalize the present use of her property. Permits and prior use were clear, with a pre-existing right to three dwelling units - itself nonconforming, as two units would be permitted under existing zoning. Present use is four dwelling units, and the sale of the property (and the value thereof) are driving the question. This is already the highest density district in town. Density and small, affordable rental units are helpful in the core; but what are the impacts on parking, water, sewer, neighbors, livability? Are dwelling units the right or best measure of allowable density? It was agreed to revisit this matter further at the next meeting on 1/25/10, with Krohn asked to analyze present land uses in the district (quantitatively, and regarding conformance).

C-2/I-2 District, Depot Street: Ellis Speath sought consideration of moving the C-2 zoning boundary, which presently bisects both Aubuchon Hardware and Keith Ellis= Manchester Power House lots, back to the rear property line - which also happens to be the Batten Kill. This would be consistent with changes made elsewhere in Town. It would have little effect on Aubuchon, which is fairly well built out when considering septic system and floodway issues; it would allow more significant potential changes if the Power House property were redeveloped. Speath stated it was "purely coincidental" that this request arose at the same time that the Aubuchon roadway issues were coming to a head; yet as shown on a plan, a concept proposal has been presented that would allow truck turnarounds on Ellis' property if he were allowed to redevelop his land in a manner yet undetermined - and if founded upon the zoning change sought here. Questions were raised as to timing, relationship, and circumstance with the DRB's consideration of the Aubuchon roadway issues, as well as potential impacts of expanded redevelopment if this boundary were moved. It was agreed to revisit this matter further at a time to be determined, but also considering the entire district, not just these two lots.

Lechthaler, Dufresne Pond Road: Dick Lechthaler asked the PC to allow more commercial uses of his small property, located within the single residential district and transient commercial overlay. The lot is accessed off of Dufresne Pond Road, primarily serving residential uses, and otherwise surrounded by highway right of way for US RT 7. Lechthaler wishes to retire in the near future, and believes his property would be more valuable if other commercial uses were allowed. While understanding Lechthaler's own wishes, the PC could find no valid public purpose to change the zoning on this property. Motion Drunsic to make no changes to existing zoning on this property; seconded by Hunter and OK unanimously.

Other Business

Upcoming meeting schedule, and other informational items were discussed.

VELCO request for advisory review of a Section 248 application to add panel and dish antennae on existing towers atop Mount Equinox. With no physical extension nor expansion of the existing tower structures, which themselves are barely visible within the trees, the PC had no concerns, nor need for further review. Being a 248 regulated project, no zoning jurisdiction is allowed.

The meeting was then adjourned at 9:00 P.M.