The proposed zoning applies to four properties south of Route 17 between Waitsfield and Warren. Those properties are the former Egan's (Mad Bush Lodge), the Featherbed Inn, the Lareau Farm and Yestermorrow.
The Waitsfield Planning Commission will take comment on the proposed change at a public hearing on September 15 at 7 p.m. at the town offices.
EXPAND EXISTING USES
The planning commission has been working on rezoning for the commercial lodging district since last year and has come up with changes that allow property owners in the district to expand existing uses and/or amend existing permits.
The stated purpose of the adaptive redevelopment overlay district is "to allow for the adaptive redevelopment of former commercial lodging establishments along Route 100 in a manner that promotes and exemplifies principles of sustainable development and design, while also maintaining the rural and scenic character of the Route 100 corridor," according to the planning commission documents.
As proposed, the provisions of the new district may apply only to former commercial lodging (hotel or inn) properties that were established prior to January 1, 1980, have footage on Route 100, include 15 or more acres and are proposed for redevelopment as a planned unit development according to a masterplan approved by the town development review board, and could be expanded or modified.
LARGER USES
Currently, properties in the commercial lodging district are limited in how they can be expanded or modified. American Flatbread and Yestermorrow are two such businesses where expansion and permit modification have not been an issue in the current commercial lodging district. Both enterprises have grown from an inn or lodge to larger uses.
Under the new adaptive redevelopment overlay district, development is intended to "sustain and enhance resource-based uses of the land, including farming, forestry and local value-added production." Such development is to be focused on promoting conservation and efficient use of energy, water and renewable resources, reducing and limiting waste, demonstrating sustainable site and building design, and promoting community outreach and awareness of techniques of sustainable development and design.
VALUE-ADDED PRODUCTION
Among the conditional/principal uses that will be allowed for such properties if the new zoning is approved are hotel/lodge/inn, mixed uses that are allowed in the district, multi-family dwelling as part of a planned unit development, value-added production and a school.
Value-added production is defined as "production activities that enhance or improve the overall value of local agricultural or forestry products, including processing, packaging, direct marketing and related public outreach and educational activities. This may include the limited on-site sale of goods produced on the premises, and directly related products, but shall not include general retail sales." Local for purposes of the definition means grown or raised within 100 miles of the site of value-added production.
CULTURAL FACILITY ALLOWED
Among the permitted (accessory) uses allowed in the overlay district are: accessory structure, agriculture, artist studio, child care facility, community center, cultural facility, forestry, gallery, office, recreation facility, restaurant, small scale processing, special events and storage.
If the zoning passes, all other existing properties and uses in the former commercial lodging district that are permitted would continue within the ag/res district, but any proposed changes or modifications will have to meet the requirements of the ag/res district.
Development within the new overlay district will have to meet a new set of criteria. The proposed zoning can viewed on the town website.
The planning commission will accept public testimony, approve the amendments (or not) and then pass them to the select board for public comment and approval, modification or rejection.
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