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Planning Commission Meeting
Please see agenda below, or email d.madden@town.manchester.vt.us or l.krohn@town.manchester.vt.us.
1. Welcome new members, elect officers 2. Approve minutes 3. Fluvial Erosion Hazards: presentation by BCRC 4. Flood Hazard Bylaws: review of draft update, as required 5. Other Business
Present: Chair John Ringwood, Craig Hunter, Greg Boshart, Steve Grossfeld; Tristan Poplar, Clare Kelley; also Planning Director Lee Krohn, and others per sign-in sheet The meeting was called to order at 7:00 P.M. Motion Hunter, seconded by Boshart, to approve the minutes of 7/27/09. OK unanimously. Fluvial Erosion Hazards: Shannon Pytlik from the state, and Jim Henderson from BCRC, offered a presentation and maps regarding new flood concerns known as fluvial erosion hazards. These relate more to riverbank erosion, and damage resulting, than traditional inundation concerns, and said to be based on geomorphological mapping of the land area within which a river might meander over time. Here, while presented for informational purposes, the state’s preferred course of action is for towns to adopt the FEH areas essentially as expanded floodway areas, where land development is prohibited. The state already takes this approach in Act 250 proceedings. In a previous meeting on flood hazard issues, the state asked the PC to take this yet one step further, banning all new development within the mapped 100 year flood hazard zone. It was also suggested that the Town Plan include reference to and information about these new FEH areas. Questions and concerns were raised regarding "takings" claims, land value/property taxes, and other land use implications. It was suggested that it would be very useful if a new map were created, illustrating the existing floodway with the new FEH area, in order to compare the existing and proposed "no build" areas. It was asked how one would know where these boundaries were on the land - Jim Henderson said he could do this with his GPS unit. Apparently, FEMA may digitize the floodway areas, and is also updating/expanding the mapped 100 year flood hazard areas, but the timeframe is not known. It was agreed this was food for thought, and the presenters were thanked for their time. Flood Hazard bylaw, new draft: Krohn reviewed the latest draft; questions still remain as to what’s really needed to comply with FEMA/NFIP standards. He will continue trying to get answers. Other Business Upcoming meeting schedule, and other informational items were discussed. The meeting was then adjourned at 8:45 P.M. Respectfully submitted by Lee Krohn.