The Woodstock Town Development Review Board last night gave green lights to four permit requests related to the re-development of residential and business properties in West Woodstock damaged by Tropical Storm Irene flooding.
Now, two, three, possibly four mobile home owners at Riverside Park can get their units in immediately following newly approved plans that require the footprint of their residences be moved up and away from the Ottauquechee River and built on concrete slabs that — in some cases — will be several feet higher than FEMA flood plain requirements. The permit issued to the Vermont Housing Foundation, which operates Riverside Park, opens the door for individual mobile home owners to pour their slabs, put back a home and hook-up services — all with the proviso that the structures be tied down to the concrete. The Housing Foundation enlisted Engineering Ventures to fully survey the Riverside Park area to establish the actual elevations of recent floodwaters. It turns out that in some areas those waters were two to three feet above what was projected as a 100 year flood level.
The Vermont Housing Authority is responsible for preparing a site for a new concrete slab but it is up to the owner to pay for the slab and the rest of the restoration work. This presents an added financial burden to mobile home owners but the Housing Authority reminded the Board that it has waived rents for some owners until they can get themselves back into their homes. Woodstock Area Flood Response donations may be used to assist some in need with the slab work and the newly required tie-downs.
The Housing Authority reports that Riverside Park is just one of 16 mobile home parks that received flood damage across the State of Vermont. Richard Williams said there are about 600 lots state-wide with about 400 homes damaged or destroyed by the flooding. He mentioned that Governor Shumlin is working to get funding to assist with removal of homes that were completely damaged but it’s likely such monies, if found, might go first to mobile home parks where virtually all residences were wiped out.
A green light for ice cream and fast food, too! The Town Development Review Board told John Hurley he could go ahead and tear down what remains of the White Cottage Snack Bar and start preparing the site to re-build again. Hurley has been told by State and Federal authorities that he may only re-build his popular old-time hot dog, fried clam and ice cream stop if he moves his structure 25 feet forward towards Route 4 in order to give more clearance from the flood-torn banks of the Ottauquechee. After much discussion among Board members, some who thought the proposal incomplete, Hurley’s permit request was approved with the proviso that he present and get approval for a site plan that addresses lighting, parking and landscaping before the Town gives him a certificate of occupancy.
The demolition work on the White Cottage begins next week. For those who wonder about the architectural detail of the “new” White Cottage, it will be very similiar — virtually the same footprint — but fully enclosed giving the White Cottage the potential for year-round use. However, a loss for some, the roof will no longer feature that old-timey fencing detail. Hurley says that is due in part to a design that will provide more storage space under the eaves. Hurley assures everyone, “I’m not changing the style or scope or menu of the restaurant. It will be the same thing except enclosed and the bathrooms will be fully ADA accessible.
Just across the road from the White Cottage, there is already evidence of post-flood change. Something has definitely been going on! Here’s what it is: Ken Colby received permit approval last night for work he has already begun moving his old family home that was the Lake Sunapee Bank ATM building up the bank a ways. It was also damaged during the flood. While Board members concurred that doing the work before getting approval was “not the way to do business” they said they understood his reasons and acknowledged that he had been working with Town Planner Michael Brands on the project. Colby also plans to build a porch onto the home at its new location.
Finally, Lake Sunapee Bank submitted a permit request and the Town Board of Development gave its approval to designs for a new ATM bank in the location that it sat before. Board members joked that the design was “too small” but did nix a plan to post a logo on the side of the building. The driveway access will also be changed to make it work better with Route 4 traffic flow.
A matter that the Town Development Review Board did not take up were questions from Vermont Standard owner Phil Camp concerning demolition of his flood-destroyed newspaper offices. They said it was entirely appropriate for Camp to deal with Town Planner Michael Brands directly on his recommendations. As far as the Board knows, Camp has no plans to re-build on the site, having moved his operation to comfortable 0ff–river digs further out Route 4 in West Woodstock.
Julia Carlisle
Woodstock Early Bird 