MINUTES OF THE SHAFTSBURY PLANNING COMMISSION
MARCH 25, 2003, COLE HALL, SHAFTSBURY, VERMONT
Board Present:
Andrew Knafel, Chairman, Kevin Bubriski, Vice-Chairman, William Jakubowski,
David Mance and Mark Young
Board Absent: None
Other’s Present: Kenneth Coonradt, Zoning Administrator, Emery Forest,
William Dailey, Brian Lent, representing William E. Dailey, Inc. and Cynthia
Hamilton
Mr. Knafel called the meeting to order at 7:30pm.
1. Application # Application # 03-6076: Trevor Mance to change size of
the proposed building on North Road from 30’x50’ to 40’x80’. This site plan was
previously approved on September 12th, 2003.
Mr. David Mance recused himself from the Board, for purposes of presenting this
application on behalf of Trevor Mance. Mr. David Mance distributed a revised
site plan detailing the changes between the site plan approved on September
12th, 2002. Specifically, the proposed changes include an increase in building
size from 30’x50’ to 40’x80’, to allow for maintenance of trucks inside,
relocation of overhead doors to the North side of the building, employee parking
to be located on the right side of the building, with the two designated
handicapped spaces remaining in the same location, as originally approved. Truck
parking will be located on the left side of the building. Mr. Mance reviewed the
drainage issues, using the topography detail of the site plan for clarity. Mr.
David Mance noted that the septic system will be relocated a few degrees to the
west, and the lighting will remain as originally planned: three fixtures, one
near the employee entrance and two shielded motion lights on the North side of
the building.
Mr. Trevor Mance then distributed technical plans of the proposed building
noting a change from a wood structure to a metal structured building. Mr. Trevor
Mance detailed the color scheme to be brown or green, [earth tones], with no
highly reflective surfaces to be used. Mr. Trevor Mance indicated that though
the posts have been set for gating around the facility, he has no immediate
plans to install it, and the signage request will remain as none.
Mr. William Jakubowski made a motion to close said hearing. Mr. Mark Young
seconded. Motion carried unanimously.
Mr. Mark Young made a motion to approve the changes requested in this site plan
with the following condition[s]:
1. Only earth tone colors to be used for the building and roof.
Mr. Kevin Bubriski seconded this motion. Motion carried unanimously.
Mr. David Mance returned to the Board.
Other Business:
Mr. Emery Forest, Shaftsbury Hollow Road:
Mr. Kenneth Coonradt introduced Mr. Emery Forest to all present. Mr. Forest
expressed concern that with the most recent changes in Zoning Districts for
Shaftsbury, his entire property, located at the end of Shaftsbury Hollow Road
was changed to a Forest and Recreation zone, thus prohibiting any development
whatsoever. Mr. Forest cited that the notice he was given, as a notified
landowner was not clear as to the affect of the proposed changes, in that he
interpreted the change to allow him to develop any part below 1400’. Since that
time, he has discovered that the changes prohibit any development at any
elevation. Mr. David Mance described venues of relief to address his concern and
other options available to him: seeking a variance from Zoning Board of
Adjustment, whereas Mr. William Jakubowski detailed the five conditions that
must be met in order for a variance to be granted. Discussion ensued that a
change in Zoning Districts would require a town wide vote, and that any planned
changes are not scheduled to occur for another 3 to 5 years, according to the
Town Plan. Mr. Forest expressed that he would like to recover a portion of his
property, at least.
William E. Dailey, Inc.: Update on C&D Project:
Mr. Brian Lent, representing William E. Dailey, Inc. provided a history and time
line surrounding Dailey’s C&D Project. Specifically noting the ideas and history
that prompted the project, the information and assistance received from the
Agency of Natural Resources and Bennington County Regional Commission,
communication with the Shaftsbury Selectboard and Town Administrator and
adjacent neighbors.
Specifically, they are seeking approval for a five-acre site, located within a
130-acre plot for construction and demolition debris disposal. Mr. Lent
explained that they have hired a hydrologist, Jeff Noyes, from Winooski, VT to
gather and disseminate information regarding the conditions of the site, map any
water flow on the site and perform probability/feasibility model studies, all
required by ANR. Accordingly, Mr. Noyes is using comparative data collected from
a C&D site currently operating in Hartford, VT. Mr. Lent noted that initially,
in order to pursue this project, in any capacity, they had to attain an
amendment to the Solid Waste Plan for Bennington County, whereas they held two
public hearings: one in Shaftsbury and one in Arlington. Consequently, all towns
involved in this Solid Waste Plan voted to accept this project within the plan.
Mr. Lent then explained that Dailey’s met with adjacent landowners from Sim Dean
and Fox Hill Road, allowing them an opportunity to express their concerns and
review a preliminary Facility Mgmt. Plan, noting that there has been no formal
meeting since this one which occurred in August 2002. In addition, Mr. Lent
explained that there is available space for Shaftsbury to operate a Municipal
Solid Waste project, but that is still undetermined to date. The adjacent
landowners, during the initial meeting, did not like the idea of an MSW facility
on the site, according to Mr. Lent.
Currently, Mr. Lent and Mr. Dailey are continuing to attend seminars, visit
other C&D facilities, etc. as the develop their Facility Management Plan, which
will address quality control, truck traffic, hours of operation, recycling of
materials, [yet to be determined].
Mr. William Dailey explained that with this type of project, there are tipping
fees for not only Dailey’s, but also the State of Vermont and the Town of
Shaftsbury. Mr. Dailey has asked Mr. Dennis McCarthy to check with other Towns
in VT to determine what, if any tipping fees are returned to the Town’s
solicited. Currently, Bennington does not pay any tipping fees for their C&D
disposal, but in Shaftsbury, there is the potential for up to $100,000.00 in
annual revenue generated through these fees.
Mr. Dailey explained the methodology of project as one that should generate no
pollution to ground water as a significant layer of sand will be used as bedding
on the site to allow a natural filtering process to occur, noting that the C&D
sites that are failing tend to be the ones that mix construction and demolition
debris along with solid waste. Dailey’s project would have no solid waste, and
all C&D materials would be separated by trained and certified technicians, to
maximize the recycling efforts of the entire project. Again, Mr. Dailey
emphasized that this project is still in it’s preliminary stages, but, at this
time, anticipate receiving between 300 and 500 tons per day, using live bottom
tractor trailer trucks, create 10-15 new jobs at $15-$25/hour including pension
plan and healthcare. Currently, Dailey’s is developing a system to prevent any
truck traffic on Airport Road.
Discussion then ensued with regards to the anticipated “life” of the site, the
option of mining and recycling the cells over time, potential limitations of the
site, service areas, prices, state assessments, renewals and referrals. Mr.
Kevin Bubriski asked Mr. Dailey, if Wm. E. Dailey, Inc. would be willing to
donate the funds necessary for the Town of Shaftsbury to hire it’s own
independent hydrologist to review their plans and studies. Mr. Dailey responded
that the door is always open, encouraging people to call him with questions.
Mr. Bubriski questioned the noise issue at Wm. E. Dailey, Inc. and Mr. Dailey
explained that they are working with an engineer who is designing a stack that
will reduce the decibels of noise currently being generated from their Route 7A
plant.
Minutes of March 11th, 2003:
Mr. William Jakubowski made a motion to approve the minutes as presented. Mr.
Mark Young seconded. Motion carried unanimously.
Meeting scheduled for March 26th, 2003:
Mr. Andrew Knafel announced that both William Jakubowski and Rick Mattison had
withdrawn their application for consideration of the Zoning Administrator
position and alternate Planning Commission member respectively.
Reorganization:
Mr. Jakubowski made a motion to appoint Andrew Knafel as Chairman and Kevin
Bubriski as Vice-Chair for another year. Mr. Young seconded this motion. Motion
carried unanimously.
With no further business before the Planning Commission, Mr. Bubriski made a
motion to adjourn at 9:15pm. Mr. Young seconded. Motion carried unanimously.
Respectfully Submitted,
Cynthia Hamilton
Minutes Secretary