Pease Mountain Plan Draws Large Audience

by Edd Merritt

Nearly 40 people came to hear and be heard at the Planning Commission’s continuation of a plat hearing for the Planned Residential Development being proposed on the north slope of Pease Mountain. The developers, Peter Schneider and Jessica Donovan, presented their revised plan, prepared after gaining feedback from the commission. It included eight lots with building envelopes that were relocated to meet the commission’s wishes and that formed, in Schneider’s words, “a balanced environmentally livable neighborhood.” By that he appeared to indicate that the design made the area comfortable for human habitation and natural resources alike.

Two specific items were on the evening’s agenda in regard to the proposal. The first was road access, the other was water supply and wastewater removal. Consultants addressed both issues.

The road design begins with a single cut leading in from Church Hill Road, then splitting into east and west branches which form a C-shaped access to the building sites. Pitching the road rather than crowning a part of it will reduce the width required, according to the proposal. A need for better access by firefighters prompted the Planning Commission’s request for changes to the previous plan. At Thursday’s meeting, Chris Davis, Charlotte Fire and Rescue chief, noted that the changes were acceptable, explaining the difficulties created whenever there is more than a 10 percent grade. Lance Phelps, the owner’s consultant, said that pitching the road reduced its potential for rutting in this case. The road design channels its water runoff to go through culverts into a fire pond rather than immediately into the area’s wetlands. The goal of building a pond is to treat water and hold it until it is ready to feed into the surrounding land. The developers plan to build a “natural looking” fence around the pond.

Neighbors to the east of the proposed development expressed concern that there would be additional runoff on to their properties. The consultants felt that with the diversionary design they proposed, the runoff should be no greater than it is currently.

Additional questions addressed the potential for loss of trees, particularly hardwoods, as a result of clearing for building lots and the relatively wide corridor needed for the road. Norm Pellett noted that hardwoods, in particular, were susceptible to this type of disturbance, and he was concerned about cutting through their root systems. Schneider said that the development would be only in a secondary stand of conifers. He said that in his discussions with foresters he developed a plan that conforms to the Vermont Family Forest Checklist.

Steve Revel, a hydrogeologist, worked on the proposed water and wastewater systems, paying particular attention to their impact on the school water and septic systems. He expects to receive a state permit within a month. He pointed out that there will be a community collection and wastewater system, and he does not believe the development will reduce the capacity of the existing aquifer. He pointed out that the three wells closest to the disposal system will be monitored for nitrates and ecoli on a regular basis.

Near the end of the session the planning process came under some scrutiny as a member of the Selectboard asked whether more data on the impact on wildlife could be requested. Schneider and Donovan noted that they had responded once to such a request and they wondered about the appropriateness of being asked to retrace their steps. Jeff McDonald acknowledged their concern and said the commission continually reviewed its process and will do so in this instance.

The Church Hill Homeowners Association presented the commission with a letter in regard to the application, and McDonald read the receipt of numerous others into the minutes.

The hearing will continue June 7.