HARDWICK – The Development Review Board (DRB) cleared the way for two projects to proceed in decisions released Tuesday, May 13, after hearings held Wednesday, May 7.
The first decision permits an East Hardwick project to construct six additional mobile home pads to replace housing in structures that were damaged by fire in December last year, on the Michaud property between School Street and Vt. Rte.16. It also allows a building for rental storage units that was previously permitted beside the current storage structure on the property
The second decision approved a Conditional Use and Floodplain Review request by the Civic Standard for repair work on the building’s foundation, painting the exterior and a new roof.
Many East Hardwick residents and property owners attended the May 7 hearing to comment on the Michaud’s application. Jeremy Michaud described the plan as being a way to replace the seven apartments that housed 20 people before they were displaced by last year’s fire. Adding six additional mobile homes to the existing three will replace most of the lost housing, while keeping costs low because new construction is now so expensive. The application shows the cost of the planned project to be $75,000.
The Michaud’s plan is to work with Fecteau Homes, who will sell new or used mobile homes to pre-qualified buyers, which will be placed on the pads they plan to construct..
The Michaud’s have been working with displaced renters and will offer them the first chance to lease the new sites, said Jeremy..
The Michaud’s already have the permit necessary to demolish and remove debris from the fire damaged structure, which cannot be repaired. That work could begin shortly after a permit is received, he said.
Michaud testified that they will install a buffer strip along Vt. Rte. 16 and on the School Street side of the property, being careful not to impact the VAST trail next to Route 16 and a water main next to School Street.
The Michaud’s will provide all necessary site maintenance and remove trash and anything else necessary, and plow as needed. Michaud said Molleur Drive will not extend to School Street, which would create a through road with traffic he wanted to avoid having through the property.
The East Hardwick Fire District EHFD) provides water and an onsite wastewater system would be installed for the six new mobile homes and have additional capacity to handle the three existing homes. Dave Gross said the EHFD had met to approve the additional water allocation for the project and would soon be missing a letter to that effect.
The Michauds have been actively assisting these renters and will offer the impacted tenants the initial opportunity to purchase the structures and/or to be on these locations.
A grant is in process to assist with the infrastructure component, said Michaud.
Dave Gross testified as a director of the East Hardwick Fire District (EHFD) that the board had a special meeting and approved the allocation. An allocation letter will be forthcoming.
Comments from those attending the hearing were primarily about upkeep of the property, specifics of the layout and design of the six new mobile home pads and concerns about activities of renters at the storage building from neighboring property owner Warren Hill. There was also concern about blocking the view as required by Hardwick’s zoning, while not blocking the view of those exiting Molleur Drive onto Vt. Rte. 16, where the speed limit is 55 mph. Some discussion occurred related to that, about reducing that speed limit, and previous unsuccessful attempts to do so by East Hardwick village residents.
DRB Chair John Mandeville asked those attending if all their questions and concerns had been addressed before going through a checklist and ending that hearing, May 7.
The DRB approved the project, May 13 with four members voting on favor and one abstaining. Conditions accompanying approval of the application included that the “necessary state and federal permits must be in place before development can commence,” and the work will meet requirements of the Hardwick Unified Development Bylaws. In addition, all water and wastewater permits will need to be approved prior to the start of any new construction .
The Michaud’s are now required to “maintain all [mobile home] park buildings, roads, parking areas, paths, utilities, infrastructure, landscaping, open space and common areas in good condition, and shall provide for the regular collection and removal of recyclables, waste and garbage” and “remove snow from all park roads and service areas.”
Each mobile home owner must apply for their own zoning permit before constructing a deck or other accessory structure and the future replacement of permitted mobile homes within park require a zoning permit.
The Michaud’s must submit a landscape plan for approval by the town prior to installation of new mobile homes in the park.
Hill’s concern was addressed by the requirement that “A mutually acceptable screen will be installed between the existing storage unit and the Hill property prior to the installation of the second storage unit.”
Demolition of the damaged structures was observed to be underway, Monday and Tuesday this week.
The Conditional Use and Floodplain Review request by the Civic Standard for a substantial Improvement of the existing Historic non-conforming structure in the Central Business zoning district was considered next. The planned work was said to “be substantial Improvement in the Floodway in the Flood Hazard Area Overlay.”
The Civic Standard’s Rose Friedman discussed the planned work, saying the foundation is undermined from flooding and the insurance company is requiring exterior painting and a new roof roof for the organization to continue insuring the building.
No special conditions were required and the proposal was approve on a 5 to 0 vote.
In Vermont, a Development Review Board (DRB) hearing is necessary for specific development applications, including those involving conditional use, variances, site plan review and appeals from zoning administrator decisions. Essentially, any development proposal that deviates from standard zoning regulations or requires a specific review process by the DRB necessitates a public hearing.
There is a vacancy on the Development Review Board for which the Hardwick Select Board is accepting letters of interest
The DRB is a quasi-judicial board, which currently meets on an as-needed basis on the first and third Wednesday night of each month. Candidates are deemed qualified by being a Hardwick resident and by possessing a willingness to learn and to remain impartial in the interpretation and application of the Hardwick Unified Development Bylaws.
Interested parties may send a letter or email to the Hardwick Town Manager, David Upson, at david.upson@hardwickvt.gov or mail to P.O. Box 523, Hardwick 05843. Questions may be directed to Kristen Leahy, Zoning Administrator, at zoning.administrator@hardwickvt.gov or by calling (802) 472-1686.
Paul Fixx is editor of The Hardwick Gazette and lives in Hardwick.
