Town of Halifax, Vermont
June 9, 2015


Call to Order

The meeting was called to order at 7:07 p.m. Planning Commission members Sirean LaFlamme, Brian McNeice, Bill Pusey, Stephan Chait, and Linda Lyon were present, as were Rick Gay, John Brimmer, Daniel Lavoie, Kristin Dufour, Robert Fisher (Town Attorney), Thomas Wagener (Land Surveyor), Virginia Read, Anthony Blackett, Nicholas Bartenhagen, Marilyn Allen, Judith Kotanchik, Penfield Chester, Matt Maranian, Loretta Palazzo, and Robbin Gabriel.

Changes and/or Additions to the Agenda


Approval of Previous Meeting Minutes

Linda Lyon made a motion to approve the 5/26/15 special meeting minutes as written. Brian McNeice seconded the motion, which passed, 5-0.

New Business

Public Hearing—JIF Investment Subdivision Permit
Sirean LaFlamme read the public hearing notice for the record:

Pursuant to 24 VSA §4464(a)(1)(A) notice is hereby given that the Halifax Planning Commission will conduct a public hearing on June 9, 2015 at 7:00 PM in the Town Office at 246 Branch Road, West Halifax, VT to consider the following: Request of J.I.F. Investment Co., Inc., for Final Plat approval to allow a 213+/- acre lot to be subdivided into 2 lots; Lot 1 = 120+/- acres, Lot 2 = 93+/- acres, at 449 Thurber Road; Rural Residential District; Tax parcel THR.0449.   A copy of the application and map is available for review at the Town office during regular office hours. Participation in the public hearing is a prerequisite to the right to appeal.

Robert Fisher advised the Planning Commission that Michael McGillion, of Fisher & Fisher Law, was representing the applicants in respect to the subdivision but that he (Fisher) was not present for that purpose; he would be moderating the Zoning Board hearing scheduled immediately after the subdivision hearing.

Commissioners reviewed the subdivision application and site maps. Revised maps had been submitted showing the location of the gravel pit, or quarry, on the property. Thomas Wagener explained the parcel was to be divided into one 120-acre section, with existing residence, and one 93-acre parcel of land only. During the course of the survey and subdivision preparation, he said, the Ray brothers, his clients, deeded the land to JIF Investments, but an agreement was reached whereby the subdivision would proceed as originally planned. Wagener is authorized to represent JIF in the proceeding. The quarry in question was used during the aftermath of Irene, but has since been inactive and would need an Act 250 permit to become active. There is no plan to operate the quarry, said Wagener. Lyon noted that setbacks, frontage, and acreage were in conformance with regulations and asked whether the parcels were accessible by dry land access outside the special flood hazard area. Board members familiar with the terrain confirmed. The 120-acre parcel with the house will be sold, said Wagener, and there are no current plans to build on the land-only parcel. McNeice made a motion to approve the subdivision application as presented. Lyon seconded the motion, which passed, 5-0. LaFlamme told Wagener the applicants would receive a written Findings of Fact and Decision of Law within 45 days, after which there is a 15-day period during which appeals, if any, can be filed.

Hearing of Visitors

Debra Foster asked when the zoning regulations bylaw amendments, first presented at a public hearing on May 12th, 2015 would next be taken up by the Planning Commission. Lyon made a motion to defer discussion of the bylaw amendments until the next regular meeting. There was no vote, but Board members agreed, and also noted the need to complete work on the balance of the regulations.

Old Business


Other Business



Stephan Chait made a motion to adjourn the meeting. McNeice seconded the motion, which passed, 5-0. The meeting concluded at 7:22 p.m.

Respectfully submitted,
Robbin Gabriel
Interim Planning Commission Secretary