Planning Commission

1/25/2024 - Minutes I. Call to Order Members Present: Mike O’Brien, Chair; Abby Bleything, Vice-Chair; Joe Perron; Tommie Murray; Brendan Sage; Connor Daley City Staff Present: Eric Vorwald Guests Present: Kristine Lott, Mayor; Ruth Steinmetz Call to Order by: Mike O’Brien Meeting Start Time: 6:32 PM Minutes Recorded by: Eric Vorwald II. Changes to the Agenda Eric requested that the rezoning request for the O’Brien Community Center be added under item V. He indicated the request was sent out to the Planning Commissioners with the other agenda materials but it was inadvertently left off the agenda. All agreed to include this request under item V. III. Public Comment None IV. Approve Previous Meeting Minutes Decision: 4 – 0 Motion by: Brendan Second: Connor Eric stated that draft minutes were provided with the agenda materials. Brendan made a motion that was seconded by Connor to approve the draft minutes from the January 11, 2024 meeting as presented. All were in favor. V. Consideration of Zoning Map Amendment Requests - Multiple Eric introduced the first request, which was from the City of Winooski, the rezone property at 21 Hickok Street from Residential C to Gateway, and to designate the O’Brien Community Center (OCC) as a Civic Structure on the Gateway District Regulating Plan (Official Zoning Map 2). He stated that the City is working with the Champlain Housing Trust (CHT) to purchase the property, which would include improvements to the overall building and expansion of the library. The property at 21 Hickok Street, which is currently owned by the City, would also be included in the transfer and be the location of the future library expansion. Eric also noted that the existing OCC building is considered non-conforming because the overall footprint exceeds the maximum permitted in the Gateway Zoning District of 20,000 square feet. This would prohibit any future expansions of the building. Changing the building to a “civic structure” would exempt it from certain provisions of the Gateway Zoning District making  the transfer and be the location of the future library expansion. Eric also noted that the existing OCC building is considered non-conforming because the overall footprint exceeds the maximum permitted in the Gateway Zoning District of 20,000 square feet. This would prohibit any future expansions of the building. Changing the building to a “civic structure” would exempt it from certain provisions of the Gateway Zoning District making expansions and improvements possible. The Planning Commissioners discussed the request. The Commissioners had questions related to future tenants and what happens if the future owners want to redevelop the property. There were concerns that the civic designation may allow for future development that is not consistent with this designation unless there are provisions included with the development agreement that would provide clarity on future tenants or owners of the property. The Planning Commissioners requested additional details on these issues before they were comfortable advancing this request. Eric indicated that he would reach out and have other staff at a future meeting to continue the discussion. Next, the Planning Commission discussed two other rezoning requests from Ryan Smith. In both instances the Commissioners indicated that they were reluctant to advance either request. They also noted that changes being discussed related to Act 47 may address several of the items listed in the requests, therefore the issues identified may be moot. VI. Continue Discussion on Unified Land Use and Development Regulations Amendments Related to Statutory Changes Eric introduced the updates to the ULUDR related to statutory changes. He reviewed the discussions from the previous meeting related to minimum lot sizes and highlighted specific changes to the draft amendments related to these amendments. He also highlighted the request from the Planning Commission to provide specific examples of how the minimum lot sizes would impact development potential in the three residential zoning districts (Residential A, Residential B, and Residential C). Eric provided examples of possible development on three properties, one in each of the three residential zoning districts. He indicated that the examples presumed Planned Unit Developments were proposed, and that these examples were only for discussion purposes. Actual proposals may result in more or less development density, but these examples should serve and a baseline for what may be possible. The Planning Commission discussed each of the properties that were highlighted. Specific questions related to dwelling unit sizes, overall lot coverage, and how the examples aligned with the incentives for priority housing. Eric indicated that in general, the amount of development was going to be limited by lot coverage more than minimum lot sizes. Specifically, he provided examples of the number of units that would be possible based on minimum lot size calculations and the number of units that would be possible based on lot coverage limits. In all three examples, the lot coverage was the greater factor in determining actual development potential. The Planning Commissioners generally agreed with the proposed changes to minimum lot sizes. They also generally agreed to a 7,500 square foot minimum lot size in the Residential A Zoning District. This also included general agreement with the updates to lot coverage and setbacks. With that, Eric stated that he would update the documents and provide new drafts at the next meeting. VII. City Updates Mayor Lott provided updates on recent City Council activities including a meeting with members of the Planning Commission and Housing Commission to begin discussions on a future Joint meeting; City budget updates including bond votes, Winooski Valley Park District funding requests, and overall tax rate increases. Mike inquired about TIF expiration and how those funds may be used to offset ARPA fund expenses. There was also discussion on the school budget in relation to the reappraisal and City’s budget.  Mayor Lott provided updates on recent City Council activities including a meeting with members of the Planning Commission and Housing Commission to begin discussions on a future Joint meeting; City budget updates including bond votes, Winooski Valley Park District funding requests, and overall tax rate increases. Mike inquired about TIF expiration and how those funds may be used to offset ARPA fund expenses. There was also discussion on the school budget in relation to the reappraisal and City’s budget. Ruth had no specific updates from the Commission on Inclusion and Belonging, but did offer an update that she would be leading the work on the City’s Working Communities Challenge Grant, including working with the Family Room. Eric added that a joint meeting of the full Planning Commission and Housing Commission was tentatively scheduled for March 19 th to discuss housing related issues and goals for both commissions. He also indicated that City Council would hold a hearing on the proposed amendments to local resource protections on February 5 th , and that Council authorized the creation of a Local Resources Advisory Board (LRAB) as outlined in the draft amendments. Eric also indicated that City Council appointed the Planning Commission to serve as an interim board while the membership on the LRAB was being fulfilled. VIII. Other Business There was a brief discussion on residency requirements for the City’s Boards and Commissions. It was noted that several of the commissions have non-City residents in their membership. This may also be true for the LRAB given the specific nature of that body and the expertise needed. Finally, Eric indicated that the next meeting of the Planning Commission would be on February 8 th . The Commissioners discussed having one meeting per month in person. IX. Adjourn Motion by: Abby Second: Brendan Meeting End Time: 8:35 PM