I. Introductions:

Commission members present were Bruce Cox, Michael Todd, Ed Williams, Gil Whittemore, Julia Lloyd Wright (ex-officio), and deForest Bearse (Land Use Administrator).

The audience members present were David Gulbrandsen, Christine Bullard, and Todd Hindinger.

II. Approval of Minutes: Meeting of July 11, 2011

Michael Todd made a motion to approve the minutes of July 11, 2011 with corrections. Gil Whittemore seconded it. Ed Williams abstained. Three members voted to approve the minutes.

III. Review Meeting Agenda - additions, correction

David Gulbrandsen, Zoning Board Chairman, would like to discuss 6.1.2 with the Commission in public comment.

IV. Public Hearings:
A. Final Plat Review- App. #10.2010 by Gary and Christine Bullard for an amendment to final plat #04.2006

Bruce Cox opened the hearing at 7:08 PM. There has been no exparte communication. deForest Bearse stated that the Commission had looked at this plat (dated 12-16-10) on 11-8-10 and 12-27-10. Christine Bullard and Todd Hindinger affirmed. Todd Hindinger presented the final plat to the Commission. He stated that the information on the plat will not change. The wetland division is going to issue a permit as soon as they get to it. Rebecca from that office sent an email in regards to that. They do not know when it will come. Todd Hindinger gave that information to Bob Farnsworth. The plat has changed several times, but will not change again. Christine Bullard presented the Commission with a copy of that email. Rebecca told Christine Bullard that the Planning Commission should have it the end of the month.
deForest Bearse stated that on 11-8-11, the Planning Commission asked that the building envelope be shown, provide a letter from the State, remove proposed house and garage, apply for waste water permit, and show wetland crossing. Everything asked for has been done, but the letter from the State. On 12-27-10, you wanted a note in regards to the low risk handbook and state the culvert size.
Todd Hindinger stated that Bob Farnsworth has identified the culverts on the survey. The wetland survey shows the culverts. The four culverts have been identified. He presented the Commission with an enlarged copy of the lower area of the final plat. Bruce Cox asked if the corners have been mounted and set. Todd Hindinger stated that the plat is '06 and he does not know. Bruce Cox stated that they will have to be mounted before the mylar can be signed. deForest Bearse will contact Bob Farnsworth to see if it has been done.
Ed William made a motion to approve the final plat for Gary and Christine Bullard #04.2006 with condition that the wetland boundary line be delineated on the plat, reference to the four culvert sketches be referenced on the final plat stamp under other, and a letter stating approval of a wetland crossing permit (Wendy Allen & Dow Tillson by Bob Farnsworth #05.1788R dated 2-2006 revised 8-4-11). Michael Todd seconded it. All were unanimous. Gil Whittemore made a motion to close the hearing. Ed Williams seconded it. All were unanimous.

V. Discussions:
A. Bylaw/Regulation Revisions
1. Nonconforming Uses
2. Home Businesses
3. Interested Persons
4. WCF's
5. Deferral of Development Rights
6. Small Repair Shops
7. Accessory Uses and Structures
8. Multiple Uses on a Single Parcel
9. Farmers Markets

B. Town Plan Revisions
(1) Draft Energy Chapter
Gil Whittemore made a motion to move the energy chapter after public comment. Michael Todd seconded it. Gil Whittemore suggested putting a bar chart if possible in place of "x" gallons of home heating rates. Ed Williams wanted to know why the school was not included. He would like to see it included. Julia Lloyd Wright stated that she has an intern that was looking at the municipalities, not the school. deForest Bearse stated that Jason Rasmussen said there is money for help with this chapter from the SWRCP. He had told deForest Bearse that this is the only plan in the region that covers everything.
Gil Whittemore stated that there is no biodiesel in town, but wanted to know where is the
closest one located. He felt that it would be beneficial to list the nearest locations. Julia Lloyd Wright stated that the first paragraph should be the immediate and future goals. She will be completing her small business walkthroughs next week. They have gone quite well.
deForest Bearse stated that she and the town manager had met with Carl Wyman in regards to a park and ride in Perkinsville. Carl Wyman is fine with it. They will be submitting a grant for this.
Gil Whittemore wanted to know how much for transportation, electricity, and heating for the Town. deForest Bearse wanted to know from the Commission; what do they see for energy scarcity costs, what do they want, what is an energy problem? The Commission will continue to work on this chapter.

VI. Public Comment:
Ed Williams made a motion to move the public comment before discussions. Michael Todd seconded it. All were unanimous.
David Gulbrandsen stated that an applicant had questions in regards to height of walls. An applicant had come before the Zoning Board with an appeal. The applicant's proposed house had three sides with height of 35 feet and the fourth side had a height of 41 feet. He was denied by the Zoning Board Administrator and filed an appeal. David Gulbrandsen then read 6.1.2 to the Commission. He stated that there is no definition of average finished grade of walls in the Bylaw. This applicant had a walkout basement in the back of the house. David Gulbrandsen wanted to know if averaging all the walls was the best way. Bruce Cox said that the height limit could be view shed related. Ed Williams stated that you average all four walls and do a sum average. David Gulbrandsen suggested that the Commission think about three dimensional when considering this. The Commission thanked David Gulbrandsen for bringing this concern to them and for coming to the meeting. The Commission will continue discussion of 6.1.2 at their next meeting.

VII. Set or reinforce the agenda, date, time, and place for the next meeting

The Commission will hold a public hearing on August 22, 2011for Bylaws 6.10.1, 6.5, 7.18, and 6.2.2.

VIII. Other:
Bruce Cox discusses two letters that he had received. The first letter was a request from Tom Kennedy in regards to sending the Town Plan in pieces to the SWRCP. The SWRCP would like to have just the finalized Town Plan sent to them as one final document.
The second letter was from Vermont Land Trust. The land trust is trying to protect the Kelley Farm of development rights. The land trust needs a letter from the Commission for this process. The Commission would like a representative from the land trust to come to a meeting. The Commission would like more information on this matter.

IX. Adjournment:
Ed Williams made a motion to adjourn at 8:55PM. Gil Whittemore seconded it. All were unanimous.

Respectfully submitted,

Diana Day