DRAFT MINUTES
DEVELOPMENT REVIEW BOARD
SEPTEMBER 9, 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; Christopher Gendron; Elissa Eiring
ABSENT: None.
STAFF PRESENT: Zachary Maia, Director of Planning & Zoning; Emily Fiske, Development Review Planner
PUBLIC PRESENT (from Sign-in Sheet and presentations): Peter Mazurak, Jeff Olesky, Jasmin Saric, Charlie Thompson, Amanda Raab, Bryan Currier, Carl Laroe, Ciara St. Armour, Robert Couture, Dennis Aja, Jonathon Goldhammer,
A. MacDonald administered the oath to all wishing to address the Development Review Board.
There were no ex-parte communications or conflicts of interest shared by Board Members. Z. Maia noted that a continuance was requested for Site Plan Application SP-27-02, which was acted on by the Board at the start of the meeting.
a) SK-26-25 JASMIN SARIC: (Continued from August 12, 2026) Sketch Plan Application for a 2-lot Planned Unit Development in the Residential One (R1) District. Existing 10.31-acre parcel to be subdivided into 1) Lot 1 to be 0.92 acres in size and developed with a Multi-Unit Dwelling with four (4) units and 2) Lot 2 to be 9.39 acres and include an off-site wastewater system to serve Lot 1 but otherwise remain undeveloped at this time. Subject property is located at 228 Colchester Pond Road, Account #09-017053-0000000.
The following individuals were present on behalf of the application:
· Jasmin Saric (property owner);
· Jeff Olesky, PE, Catamount Consulting Engineers (consultant);
Z. Maia introduced the application, noting that the Sketch Plan follows up on the prior meeting and a site visit conducted on September 8. He requested that the Board ask questions based on the findings of the site visit.
The applicant walked through the Staff Notes and provided the following information:
· The applicant reminded the Board and public of the proposal and welcomed questions from the Board.
The Board reviewed the application with the applicant and Staff:
· K. Cawley asked the applicant to explain the driveway location and design, given site topography. J. Olesky explained that one driveway entrance was proposed, which will allow for compliance with Town driveway regulations and provide for potential future access to Lot 2. A. MacDonald asked about the plans for this driveway, and J. Olesky reviewed the plans, explaining that it was not proposed at this time. C. Gendron asked if emergency services had reviewed the proposal for slope and turnarounds, and J. Olesky noted compliance.
· K. Cawley asked if any stormwater treatment or drainage changes would be proposed. J Olesky explained that water presently sheet flows down the property, to a culvert, which then crosses Colchester Pond Road. Ditch improvements may be required. Despite being not under jurisdiction of stormwater permitting, the applicant will still manage stormwater.
· C. Gendron asked the applicant to clarify where slopes exceed 45 degrees, and to include the 50 ft buffers on future plans. J. Olesky agreed, and noted that proposed development is not located in these areas.
· E. Fitzgerald sought to confirm if a wetland delineation has been conducted, and J. Olesky confirmed.
With no further comments from the Board or Staff, the hearing was opened for public comment:
· Dennis Aja (227 Colchester Pond Road) expressed concern about the proposed project, specifically related to blasting, stormwater runoff, and wastewater treatment. K. Cawley asked J. Olesky if blasting was proposed, which J. Olesky confirmed was likely, and Z. Maia noted that permitting would be required. K. Cawley asked the applicant to clarify the wastewater system location and sizing, and members asked if the applicant had any additional comments on stormwater runoff. J. Olesky noted that runoff would be managed, even if a stormwater permit was not necessary.
· Robert Couture (443 Colchester Pond Rd) expressed concern about scale of development and potential for future development on Lot 2. R. Couture asked if a traffic study would be required, and if improvements to Colchester Pond Road would be required. Z. Maia clarified thresholds for a traffic study, which were not met at this time.
K. Cawley asked Staff and the applicant for any final comments:
· Z. Maia asked the applicant to look into whether the original subdivision for the property would still require State Stormwater Operational Permitting. He also noted that if no development was proposed on Lot 2, deferral language may be required in the deed per State Wastewater regulations.
K. Cawley thanked the applicant for their presentation.
b) FP-26-24 SP-26-45 CAX LLC: Final Plat and Site Plan application for a major Planned Unit Development for a redevelopment project in the General Development Four (GD4) District. Project consists of 1) demolition of a 7-unit motel building, 4-unit dwelling, and garage; and 2) construction of a 6-unit multi-unit dwelling to be served by an existing on-site wastewater system, a municipal water connection, and a modified driveway and parking area. Subject property is located at 5819 Roosevelt Highway, Account #14-025000-0000000.
The following individuals were present on behalf of the application:
· Carl Laroe, CAX LLC (Property owner);
· Peter Mazurak, PE, Apex Engineering (Consultant)
Z. Maia introduced the application by explaining the permitting to-date. He explained that the application was generally complete, but additional information or clarification was requested by staff related to architectural design (per GD4 standards), dumpster enclosure height, local erosion prevention and sediment control, potential HOA documents, and the need for a survey prior to recording the plat.
The applicant walked through the Staff Notes and provided the following information:
· The applicant clarified that grey siding was proposed, with a black roof. The materials are intended to replicate wood clapboard and slate roofing.
· The applicant clarified that a dumpster enclosure of at least 6 ft was proposed, but the goal was to screen individual totes rather than a dumpster.
· The applicant plans to run power from an existing pole, underground to the building. No additional on-ground transformers are proposed.
· The applicant requested not to provide a plat, as the owner will own all buildings and a subdivision is not proposed.
The Board reviewed the application with the applicant and Staff:
· The Board asked the applicant about the plat. Board members asked if any surveys were on file, to which P. Mazurak explained they were not. Members asked if the applicant was confident in the lot layout, and P. Mazurak explained they were, as they found at least two monuments and used measurements found in the deed. Z. Maia explained the requirements and noted that the Board should make sure they feel confident that the lot size and setbacks are correct.
· K. Cawley asked about landscaping. P. Mazurak reviewed the proposed $52,000.00 landscaping budget. Board members expressed hesitancy over including site preparation, and noted concern about compliance with the planting requirements.
With no further comments from the Board or Staff, the hearing was opened for public comment. There were no comments or questions from the public.
Board members noted that the application should be continued regarding the questions around the survey and the landscaping plan. The applicant can also provide information on existing landscaping for consideration of a credit.
A motion was made by A. MacDonald and seconded by C. Gendron to continue the hearing on Final Plat Application FP-26-24 and Site Plan Application SP-26-45 to the November 18, 2026 meeting of the Colchester Development Review Board. The motion passed with a vote of 5 – 0.
c) SK-27-02 FRANKLIN SOUTH LLC & GREEN MOUNTAIN HABITAT FOR HUMANITY: Sketch Plan Application for a major Planned Unit Development on a ±4.63-acre lot in the Residential One (R1) District. Proposed project to include: 1) demolition of the existing single-unit dwelling and associated accessory buildings, and 2) construction of four single-unit dwellings and two duplexes for a total of 8 dwellings units, to be served by a new shared driveway, municipal water, and on-site wastewater. Subject property is located at 852 Mill Pond Road, Account #08-007003-0000000.
The following individuals were present on behalf of the application:
· Jonathon Goldhammer, Green Mountain Habitat for Humanity (Applicant);
· Bryan Currier, PE, O’Leary-Burke Civil Associates (Consultant);
Z. Maia introduced the application, noting that it was a Sketch Plan application and would not be issued a decision until later applications are reviewed. He explained the general proposal, noting that the proposal has been reviewed by the Department of Public Works (DPW) and the Fire Department, but would require a waiver from DPW for the proposed private road. He explained that the proposed density is made possible through recent changes to state legislation.
The applicant walked through the Staff Notes and provided the following information:
· The applicant explained that the proposal is for an 8-unit Planned Unit Development, to be served by a private road. All existing structures will be demolished for this project.
· The proposed road configuration results in dead-ends, and turnarounds have been provided. A waiver is requested due to the bonding requirements, as well as the geometry of the proposed road.
· The mixture of single-units and duplexes is allowable based on changes to state statute under the HOME Act.
· The applicant will need to modify the plans to comply with the PUD requirements, although there is sufficient space for meeting the open space requirements and provision of a recreational amenity (trail or community garden). The applicant can provide additional plantings within the PUD Buffer if the Board requests this.
· The project will likely be under State jurisdiction for a Construction General Permit due to land disturbance, and under local jurisdiction for a stormwater operational permit.
The Board reviewed the application with the applicant and Staff:
· Board members expressed concern about the proposed private road, and asked if the applicant had considered a public road, and asked how the private road will be maintained. B. Currier reiterated the reasoning for proposing a private road. J. Goldhammer explained that each home will have a 1/8 interest in the infrastructure maintenance, and the cost of the units will include expected future maintenance.
With no further comments from the Board or Staff, the hearing was opened for public comment.
· The Board was in receipt of a public comment from Mary Sleeper (766 Mill Pond Road) requesting that a fence be installed along the shared property boundary, due to the scope of the project.
K. Cawley asked Staff and the applicant for any final comments:
· Z. Maia asked the applicant why the distribution of single-unit dwellings and duplexes was proposed, and B. Currier noted that the applicant would like the project to remain outside of Act 250 jurisdiction. Z. Maia noted that the proportion of driveway to dwelling unit was high, and asked the applicant to consider a more efficient design with the future submittals.
K. Cawley thanked the applicant for their presentation.
d) FP-27-03 AUSTIN V. & FELIX D. AYER: Final Plat Application for a major 4-lot subdivision on a ±1.32-acre lot in the General Development One (GD1) District. Proposed subdivision to include: 1) Lot 1 to be ±12,320 sf in size developed with the existing 2-bedroom duplex; 2) Lot 2 to be ±10,175 sf in size and developed with a new 2-bedroom duplex consisting of two 1-bedroom units; 3) Lot 3 to be ±10,103 sf in size and developed with a new duplex consisting of two 2-bedroom units; and 4) Lot 4 to be ±23,890 sf in size and developed with a new duplex consisting of one 2-bedroom unit and 1 one-bedroom unit, and a community wastewater system. Overall subdivision to be served by shared infrastructure. Subject property is located at 101 Macrae Road, Account #40-065002-0000000.
The following individuals were present on behalf of the application:
· Amanda Raab, Mountain View Site Design (Consultant on behalf of property owner);
Z. Maia introduced the application, noting that the application is a minor, 4-lot subdivision, and the Sketch Plan was previously reviewed in July. Many of the previous items have been addressed, and noted that the staff notes request spelling corrections, future condition related to a local Erosion Prevention and Sediment Control Plan approval, clarification on whether units will be owned individually or as one entity, and clarification on fence height.
The applicant walked through the Staff Notes and provided the following information:
· The applicant clarified that all spelling errors will be corrected.
· The applicant clarified that a 6 ft tall fence was proposed.
· The properties will be owned by one owner and rented for now, but may be sold individually in the future.
· The applicant has coordinated with nearby property owners to ensure placement of fences meets expectations.
The Board reviewed the application with the applicant and Staff:
· K. Cawley noted that the property owner to the north was previously concerned about runoff, and asked the applicant to address this. A. Raab explained that grading was proposed near the mound system to ensure that water is not directed to his property.
With no further comments from the Board or Staff, the hearing was opened for public comment.
· Ciara St. Armour (73 Macrae Rd) noted her concern about the parking for the new units and impact of headlights on her property. It was clarified that two sections of fencing were proposed, which addressed this concern.
K. Cawley asked Staff and the applicant for any final comments:
· Z. Maia asked the applicant if they would be amenable to drafting HOA and shared parking documents for review at this time, and A. Raab generally agreed, noting that they could be out of date if time passes between approval and recording. Z. Maia also asked if any new development was proposed on Lot 2, and A. Raab noted that the structure would be kept if possible, but otherwise rebuilt in the same location.
A motion was made by A. MacDonald and seconded by E. Fitzgerald to close the hearing on Final Plat Application FP-27-03. The motion passed with a vote of 5 – 0.
e) SP-27-02 NANCY ORIOLA & COATES ISLAND LLC: Site Plan Application to amend a previous site plan approval for a retaining wall on a property located in the Shoreland Overlay District (SD). Proposed amendment is for a replanting plan, which includes the removal of one (1) tree for a total of 43% of trees removed in a ten-year period. Proposed replanting plan includes the replacement of one (1) tree as required under §7.03-F(2) Subject property is located at 53 West Island Road, Account #61-001002-0310000.
The following individuals were present on behalf of the application:
· None.
Z. Maia noted that the applicant has requested a continuance to the October 14, 2026 meeting of the Colchester Development Review Board.
A motion was made by A. MacDonald and seconded by E. Fitzgerald to continue the hearing on Site Plan Application SP-27-02 to the October 14, 2026 meeting of the Colchester Development Review Board. The motion passed with a vote of 5 – 0.
A motion was made by E. Eiring and seconded by C. Gendron to approve the minutes of the August 12, 2026 meeting. The motion passed with a vote of 5 – 0.
The next meeting of the Colchester Development Review Board will be October 14, 2026.
There being no further business to be brought before the Board, the meeting was adjourned at 9:00 p.m.
Respectfully submitted,
Zachary Maia, Director of Planning & Zoning
Emily Fiske, Development Review Planner
Approved via motion of the Colchester Development Review Board on _______________.
DRAFT MINUTES