DRAFT MINUTES
DEVELOPMENT REVIEW BOARD
MINUTES OF THE MEETING
March 11, 2026
DRAFT MINUTES
K. Cawley called the meeting to order at 7:00 p.m and reviewed the Board’s Rules of Procedure.
PRESENT: Kathy Cawley, Chair; Evan Fitzgerald, Vice-Chair; Angela MacDonald; Chris Gendron; Elissa Eiring
ABSENT: None.
STAFF PRESENT: Zachary Maia, Development Manager; Emily Fiske, Development Review Planner; Logan Solomon, Development Review Planner
PUBLIC PRESENT (from Sign-in Sheet and presentations): Richard Hamlin, James Bushey, Randy Alemy, Don Welch, Alex Kubala, Jeanne Welch, Joel Ribout, Sara Watters, Chanon Watters
A. MacDonald administered the oath to all wishing to address the Development Review Board.
There were no ex-parte communications. It was noted that DRB member C. Gendron would recuse himself from participating in the hearing and decision associated with Site Plan Application SP-26-26 due to a conflict of interest. It was noted that E. Fitzgerald would recuse himself from participating in the hearing and decision associated with Site Plan Application SP-26-27 due to a conflict of interest.
Site Plan and Conditional Use application to amend a previous Site Plan approval for a 2,700 square foot Convenience Store with Gasoline Sales (Use 2.111) in the General Development Four (GD4) and General Development Four Commercial Overlay (GD4C) Districts. Proposed amendment includes: 1) construction of a 1,860 sf addition to the principal structure; 2) site modifications including a 4 ft 6 in pavement extension to the northern parking area, relocation of the trash enclosure, relocation of guard rail, light poles, bollards, and air/vacuum station, new bicycle rack, and addition of five (5) parking spaces. No change of use is requested at this time. Subject property is located at 77 US Route 7, Account #17-009000-0000000.
The following individuals were present on behalf of the application:
· None.
Z. Maia noted that due to the additional information needed, a continuance was requested by the applicant to the April 8, 2026 meeting.
A motion was made by A. MacDonald and seconded by E. Fitzgerald to continue the hearing on Site Plan Application SP-26-24 and Conditional Use Application CU-26-11 to the April 8, 2026 meeting of the Colchester Development Review Board. The motion passed with a vote of 5 – 0.
Conditional Use application for an increase in the degree of encroachment in the Shoreland District (SD) pursuant to §7.03-D(1). Proposed increase in degree of encroachment to measure 27 square feet and accommodate a portion of proposed decks and balconies associated with an addition. No other scope of work requested for review at this time. Subject property is located at 21 Point Red Rock Road, Account #77-015000-0000000.
The following individuals were present on behalf of the application:
· Don Welch (Consultant on behalf of Property Owner)
L. Solomon introduced the application, walking through the application materials provided, explaining that the application is part of a larger addition to a single-family home, however the scope of review in front of the DRB is limited to the 27 sq ft of deck and balcony pursuant §7.03-D(1). L. Solomon requested clarification on whether any tree removal is proposed and a demonstration under 7.03-F(9) explaining why the area cannot be reasonably accommodated outside the 100-foot buffer.
The applicants walked through the Staff Notes and provided the following information:
· D. Welch said that the location of the deck and balcony area largely for aesthetic reasons, and to avoid creating a “pinch point” between the addition and the existing structure.
· D. Welch explained that the proposed 27 sq ft is over existing impervious and disturbed surfaces, showing a photo provided of this area as part of the application materials.
· D. Welch said no trees would be removed that have not already permitted to be removed.
· D. Welch said they could adjust 3 sq ft of balcony but have time to seek the approval from the Board for the decking and it is below the total allowable increase in the degree of encroachment.
The Board and Staff did not have any questions for the applicant.
With no further comments from the Board or Staff, the hearing was opened for public comment.
· James Bushey (Tri-Town Road, Addison, VT) began speaking about a different project (SP-26-24 & CU-26-11). He was informed of the continuance to the April 8, 2026 meeting for those applications.
A motion was made by A. MacDonald and seconded by E. Fitzgerald to close the hearing on Conditional Use Application CU-26-10. The motion passed with a vote of 5 – 0.
Sketch Plan Application for a minor, 2-lot subdivision in the General Development Two (GD2) and Historic Preservation Overlay (HPD) Districts. Proposed subdivision will further subdivide Parcel B as created under FP-22-07 to create 1) Parcel B-1 measuring ±2.848 acres in size and inclusive of two existing buildings fronting on Hegeman Avenue, and 2) Parcel B-2 to measure ±0.765 acres and inclusive of one existing building fronting on both Hegeman Avenue and Barnes Avenue. No change of use is proposed. Subject property is located at 0 Ethan Allen Avenue, Account #20-004091-0000000.
The following individuals were present on behalf of the application:
· Joel Ribout, St. Michael’s College (property owner)
· Richard Hamlin, PE, Donald L. Hamlin Consulting Engineers (Consultant on behalf of Property Owner)
Z. Maia introduced the application and explained that the subject property was part of a previously approved planned unit development (Parcel B of FP-22-07). Z. Maia explained that the application is considered an amendment to that planned unit development and noted that attention should be directed to setback compliance, monumentation, parking and lot coverage. Z. Maia noted that given this is a sketch plan, no decision will be made by the Board.
The applicants walked through the Staff Notes and provided the following information:
· R. Hamlin explained that the subdivision will not change any those rights of the parking for the housing. Easement Areas depicted on the plan sheets depict the parking areas used for the housing units, which was approved via the PUD.
· R. Hamlin explained that the intent of the subdivision is that the college to sell off the smaller lot and that there is no change in buildings, hardscape, etc.
· R. Hamlin explained that the subdivision line’s location was decided so that the amount of lot coverage on B-1 equals amount of coverage on B-2 and does not change the degree of nonconformity being the same as lot B.
· R. Hamlin explained that the setback on Barnes Ave was measured from the edge of right-of-way, not the property line. R. Hamlin stated the plans would be updated to reflect setback measurements from the parcel boundary.
· R. Hamlin said that the setback measurements will be shown for both Parcel B-1 and Parcel B-2. Current plan sheets only show this for Parcel B-1.
· R. Hamlin stated that given no site work proposed, they are requesting not being required to provide landscaping. R. Hamlin thought it be more reasonable for landscaping to occur if or when any development or site work is proposed following sale to new owner. Additionally, R. Hamlin requested treating the proposal the same as “Linehan Hall” with regard to no PUD buffer.
· R. Hamlin stated that the overall property’s pedestrian access is often served through Ethan Allen Ave through the pathways from the subject parcel to the housing units.
· R. Hamlin clarified that there are existing monuments that map existing property corners (railroad spikes). R. Hamlin said any new monuments would comply with the specifications of the regulations.
The Board reviewed the application with the applicant and Staff:
· K. Cawley asked if there are trees currently. R. Hamlin said no trees currently.
· K. Cawley asked whether CHT is aware of the application given that this is considered an amendment to a PUD that CHT is part of. J. Ribout said CHT is aware.
· C. Gendron asked whether all parking spaces on the subject property are for CHT. R. Hamlin explained that there are dedicated spaces for the housing and separate dedicated spaces for the subject property.
· K. Cawley asked if there is signage associated with the shared parking and if there have been any issues with parking or accessing the spaces historically. R. Hamlin said the parking arrangement was deemed adequate for the existing easement area per the PUD. J. Ribout said that the college has not had any issues with parking or access.
· C. Gendron sought clarification on how property lines relate to right-of-way. R. Hamlin explained that the parcel lines predate the right-of-way and the parcel line is the road centerline as St. Michael’s College used to own road.
· Z. Maia noted that the Board may want to refamiliarize themselves with the FP-22-07 parking conditions, as this is considered an amendment to that PUD.
· Z. Maia also stated that the regulations stipulate that landscaping depends on proximity to incompatible uses, or is based on the cost of construction, both of which may be better determined at site plan or conditional use review of a new use in the future.
· Z. Maia requested clarification on if any setback reductions were requested as part of application. R. Hamlin said no plan for setback reductions requested at this time.
· L. Solomon noted that R. Hamlin mentioned that the setback on Barnes Avenue was measured from ROW and that it appears this is the case on Hegeman Avenue. R. Hamlin agreed and said this would be updated.
With no further comments from the Board or Staff, the hearing was opened for public comment. There were no other comments or questions from the public.
K. Cawley thanked the applicant for their presentation.
Site Plan Application for a stormwater management project on a property located in the Residential Three (R3) District. Project is to install shallow stormwater infiltration basins on the property and includes the removal of ±300 cubic yards of material, and placement of ±285 cubic yards of material. No new structures or changes of use are proposed. Subject property is located at 500 Colchester Point Road, Account #34-100002-0000000.
Due to a conflict of interest, member C. Gendron recused himself from participating in the hearing and decision associated with Site Plan Application SP-26-26.
The following individuals were present on behalf of the application:
· Alex Kubala, Town of Colchester Department of Public Works (on behalf of property owner);
· Christopher Gendron, PE, Stantec (Consultant on behalf of property owner);
Z. Maia introduced the application and noted that the project is under review at this level due to the amount of material brought into/out of the site. He explained that the project was a stormwater project and did not propose any new structures or changes of use. The only item flagged in the staff notes related to construction timing and methods.
The applicants walked through the Staff Notes and provided the following information:
· Kubala explained that the project is part of the Town’s efforts to manage phosphorous under their MS4 permit. Part of these efforts include stormwater management, and this project is one on Town-owned land. The project includes two separate infiltration areas and grading.
· The proposed landscaping includes grass, mainly through seeding disturbed areas. Landscaping covers the entire disturbed area except existing paths are going to not be grass.
The Board reviewed the application with the applicant and Staff:
· K. Cawley asked about timing of construction. A. Kubala clarified that the project would begin in 2027.
· E. Fitzgerald asked how the eastern basin overlaps with the path and whether the path will be relocated. A. Kubala noted that the path has been relocated already.
· K. Cawley asked if the request is to use seeding costs as landscaping, which A. Kubala confirmed.
With no further comments from the Board or Staff, the hearing was opened for public comment.
· Jeanne Welch (Broadlake Road) noted that they live near airport park and play pickleball there. J. Welch inquired as to what problem this is designed to address, and why it is being done. J. Welch also asked if it would address standing water in the fields. J. Welch also asked about overall priority of this project compared to others in the town.
K. Cawley asked A. Kubala to explain what the problem on site is, and if it will address standing water on the site. A. Kubala explained that this is part of the phosphorus control plan, which will treat impervious surfaces such as the parking at Airport Park. The eastern side will address some drainage issues on site. K. Cawley did not ask the applicant to address priority, as this was not relevant to the Board’s decision-making.
A motion was made by A. MacDonald and seconded by E. Fitzgerald to close the hearing on Site Plan Application SP-26-26. The motion passed with a vote of 4 – 0.
C. Gendron returned to the Board in his capacity as a member.
Site Plan Application for a stormwater outfall stabilization project on a property located in the Residential Two (R2) District. Project is to address erosion issues at the end of Canyon Road and includes the removal of ±375 cubic yards of material, and placement of ±480 cubic yards of material. No new structures or changes of use are proposed. Subject property is located at 349 Canyon Road, Account #22-073003-0000000.
Due to a conflict of interest, DRB member E. Fitzgerald recused himself from participating in the hearing and decision associated with Site Plan Application SP-26-27.
The following individuals were present on behalf of the application:
· Alex Kubala, Town of Colchester Department of Public Works (on behalf of applicant);
· Evan Fitzgerald, PE, CPESC, CFM, Fitzgerald Environmental (Consultant on behalf of applicant);
Z. Maia introduced the application and explained that the project is under the Board’s jurisdiction due to the amount of material removed and brought to the site. He noted that the staff notes request information on construction methods and timing, and he noted that the landscaping budget was not public at this time but appeared to represent 12% of the project for stabilization. He noted that the Class III wetland is not regulated under the Water Protection District.
The applicants walked through the Staff Notes and provided the following information:
· Kubala explained the purpose of the project, which was to address an existing eroding gully that is beginning to threaten the Town’s Right of Way on Canyon Road. The project also provides phosphorus reduction under the Town’s MS4 permit.
· Kubala explained that the project will include placement of clean fill at the bottom of the gully. Check dams will be construction of larger diameter stone at intervals to reduce energy in water. A new energy dispersion box will be installed at the top of the gully.
· Regarding access, the Town holds an easement off of the private driveway. The project will include construction of a temporary road, which will be re-vegetated at conclusion of the project, and construction of a permanent road for maintenance purposes.
· E. Fitzgerald added that the applicant is coordinating with the US Army Corps. Of Engineers regarding impacts to the Class III Wetland.
The Board reviewed the application with the applicant and Staff:
· K. Cawley asked if the road would be removed after construction, and A. Kubala explained that a portion will remain in order to maintain the system, and about half would be stabilized with topsoil and seed.
· K. Cawley asked about tree removal. A. Kubala clarified that tree removal has already occurred.
· K. Cawley sought to confirm if the applicant would mark out the waterline per CWD, and A. Kubala confirmed.
With no further comments from the Board or Staff, the hearing was opened for public comment. There were no other comments or questions from the public.
A motion was made by A. MacDonald and seconded by C. Gendron to close the hearing on Site Plan Application SP-26-27. The motion passed with a vote of 4 – 0.
E. Fitzgerald returned to the Board in his capacity as a member.
Site Plan and Conditional Use Applications to amend a previous approval for a mixed-use property including a Local Public Garage (Use 11.410) located in the General Development One (GD1) District. Proposed amendment is to construct a 9,600 square foot accessory building to measure 36 ft in height and to be used for salt storage. Proposed structure to be placed on top of existing impervious surface and to be located outside of the Water Protection District. Subject property is located at 425 Blakely Road, Account #07-056002-0000000.
The following individuals were present on behalf of the application:
· Randy Alemy, Town of Colchester Department of Public Works (on behalf of applicant);
Z. Maia introduced the application and explained that the proposal is to construct an accessory building to use as a salt shed. He noted that the applicant has requested a credit for the preservation of existing mature landscaping in the project area. The main discussion point is around height, as the applicant is proposing a 36 ft structure, which exceeds the 30 ft height limitation, but may be approvable under 24 V.S.A. 4413.
The applicant walked through the Staff Notes and provided the following information:
· R. Alemy explained that purpose of the project, noting that timing of salt deliveries has been difficult for the Town for many years. The proposed accessory building will hold approximately an annual supply of salt, versus 10% as currently sized.
· Regarding landscaping, the site is screened from Blakely Road with the maintenance garage and sand pile and from adjoining properties with mature vegetation. Some tree removal is associated with the project, but the applicant is requesting a credit for preserving some larger trees.
· Regarding the proposed height, the proposed design measures 33 ft internally, as a dump trailer requires 30-32 ft overhead for deliveries. The height is also based on the footprint size which is calculated based on annual usage.
The Board reviewed the application with the applicant and Staff:
· K. Cawley asked if there was an existing structure. R. Alemy clarified that there is a small salt shed that will remain. The area is currently used as materials storage for debris removed from the Town ROW during the season, which will be located elsewhere.
· K. Cawley asked if the structure will be enclosed. R. Alemy noted that it would be enclosed on three sides. No changes are proposed to drainage on the site.
· E. Fitzgerald about the label on the plans that says “berm.” R. Alemy clarified that a berm on-site ensures that any spilled materials do not run off site and pollute Smith Creek.
· C. Gendron asked if there was any change in lot coverage. R. Alemy explained that the area is already impervious and will continue to be.
· K. Cawley asked about the material. R. Alemy noted that it is fire-rated canvas.
· C. Gendron asked if there was a way to consider the height allowance outside of 24 V.S.A. 4413. Z. Maia noted that the height waivers apply to Table A-2, whereas the height limitation for accessory buildings is located in §2.09.
With no further comments from the Board or Staff, the hearing was opened for public comment. There were no other comments or questions from the public.
A motion was made by E. Fitzgerald and seconded by A. MacDonald to close the hearing on Site Plan Application SP-26-28 and Conditional Use Application CU-26-12. The motion passed with a vote of 5 – 0.
ite Plan and Conditional Use Applications to amend previous approvals for a mixed-use, multi-tenant building in the Lakeshore Two (LS2) District. Proposed amendment is to establish a Short Order Restaurant use (Use 8.121 – No Drive Up Service) in a vacant 990 square-foot suite. No site modifications are proposed at this time. Subject property is located at 97 Blakely Road, Account #66-022032-0000000.
The following individuals were present on behalf of the application:
· Sara Watters (applicant);
Z. Maia introduced the application and explained that the proposal is for a change of use in a suite in an existing multi-tenant building. There is no construction associated with the proposal. The Staff Notes raise questions related to the reduction of the seats in the standard restaurant from 100 to 65, and about whether shared parking may allow for the site to comply with the parking regulations.
The applicants walked through the Staff Notes and provided the following information:
· S. Watters provided an updated cumulative use table. The change in the table allocates 23 seats to her Short Order Restaurant. The overall flow still meets the overall capacity of the wastewater system/sewer allocation.
· S. Watters confirmed that Standard Restaurant in the building starts at 5PM and her business would end at 3PM or 4PM. All other units end at 5PM and the barber shop occasionally goes until 6PM.
The Board reviewed the application with the applicant and Staff:
· K. Cawley asked the applicant to clarify the number of seats requested. S. Watters said 23 seats.
· E. Eiring asked if the seats for the existing Standard Restaurant includes the outdoor seating. S. Watters was unsure.
· Z. Maia said sought clarity on closing time for the proposed use. S. Watters noted that 3PM was likely, but 4PM may be considered.
With no further comments from the Board or Staff, the hearing was opened for public comment. There were no other comments or questions from the public.
A motion was made by A. MacDonald and seconded by E. Fitzgerald to close the hearing on Site Plan Application SP-26-29 and Conditional Use Application CU-26-13. The motion passed with a vote of 5 – 0.
A motion was made by E. Fitzgerald and seconded by C. Gendron to approve the minutes of the February 11, 2026 meeting. The motion passed with a vote of 5 – 0.
The next meeting of the Colchester Development Review Board will be April 8, 2026.
There being no further business to be brought before the Board, the meeting was adjourned at 8:44 p.m.
Respectfully submitted,
Logan Solomon, Development Review Planner & Zachary Maia, Development Manager
Approved via motion of the Colchester Development Review Board on _______________.
DRAFT MINUTES