Planning Board
Wednesday, January 8, 2025
Meeting Minutes
Members present: Ryan Stone Co-Chair, Jon Miner Alternate, Don Scott, Kathy Scott Select Board Representative, and Peter Thayer
Absent: Courtney Cox, Lisa Anderson
Agenda and voting members – The board approved the agenda as presented. Mr. Stone noted that the voting members included himself, Jon Miner, Don Scott, Kathy Scott and Pete Thayer.
Minutes of previous meeting, 12/11/2024 – Kathy Scott moved to approve. Don Scott seconded. Members voted 4-0 in favor. Mr. Miner abstained due to absence.
Conceptual Consultation, 211 Breed Road LLC (Map 40 – Lot 102-2 and 40-102-17). New owners of 211 Breed Road met with the PB to discuss preliminary plans for the property, including rehabilitating the existing dwelling and possibly pursuing a 2-lot subdivision for the 7.5-acre parcel on the west side of Breed Road. Plans for the 1.3-acre lot on the east side of Breed Road remain uncertain. The question arose as to when the two-acre minimum lot size for the residential/agricultural district was established. The board will confirm this. The owners will prepare the subdivision application and submit it to the PB when plans are finalized.
Draft Zoning Ballot for Town Meeting – Members reviewed the draft ballot for proposed zoning amendments. No concerns were raised related to the proposed language and explanation for Article 12.6.2, which adds linear wetlands of 10-foot width or less to wetland areas of 3,000 square feet or less in terms of the 25-foot no-build buffer requirement.
On the proposed amendment to Article 12.9., members had no concerns about the proposed language or explanation for the ballot. The amendment specifies stormwater management and erosion control measures required to obtain a special exception for certain accessory structures and access ways within the 100’ wetland buffer.
Mr. Stone asked whether the explanation for the proposed amendment to Article 12.6.2. could be clearer as to amendment’s purpose. Following discussion, members agreed on a revised explanation as follows: The purpose of Amendment #1 is to clarify that short-term rentals are a permitted use in the lakeside district as they are in all other zoning districts. The board moved, seconded and approved the revised wording.
With no additional revisions, Jon Miner moved to approve the ballot with the agreed-upon revision. Kathy Scott seconded. Members voted 5-0 in favor to submit the ballot language to the Town Clerk for Town Meeting.
Master Plan – Board members discussed next steps on the Master Plan project and reviewed a sample section to discuss the type of updates that might be relevant. They discussed how it could be tackled by town’s existing committees to obtain feedback and draft amendments and will continue the discussion in February.
Membership – Members agreed that a blurb in Common Threads and a flyer for school parents could help encourage residents to consider joining the planning board and other town boards. Town Clerk Cathy Lovas has offered to assist.
New business – Mr. Stone raised the concern about two Select Board members serving on the St. Denis rehabilitation committee, even if they serve as citizens and not in any official capacity. He also expressed frustration that expenses related to the expanded Recycling operations were not presented as part of the warrant article at the 2024 Town Meeting.
On the highway barn solar array project from 2023 warrant article #10, the Co-Chair asked if the $30,000 anticipated rebate will be returned to the Capital Reserve Fund or if it will go into the town’s General Fund? Kathy Scott will confirm with the SB.
The meeting adjourned at 9:15 pm.