The planning commission held a public hearing on September 15 to take public comment on the proposed amendments. The proposed change would eliminate the current commercial lodging district and replace it with an adaptive redevelopment overlay district while rezoning all land in the former commercial lodging district to ag/res.
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.
BEST SOLUTION
Representatives of Yestermorrow and American Flatbread at Lareau Farm were among those present at the meeting. Planning commissioner Peter Lazorchak and planning consultant Sharon Murray explained how the planning commission had worked through the process and became convinced that an overlay district was the best solution.
"What this is, is expanding the concept of the adaptive reuse of historic barns by allowing uses for the affected parcels that are pretty similar to what's already there. What's new is the town's request that these properties develop a master plan which means the property can be considered as a planned unit development and that gives the town and the applicant some latitude," Murray explained.
Mac Rood, representing Yestermorrow, spoke in favor of the proposed amendment, then asked specifics about allowed uses such as an artist's studio, metal shop and woodworking shop.
Murray responded that those uses would fall under artist studio or small-scale manufacturing, depending on the scale.
ENCOURAGING SPRAWL
"We tried not to encourage new commercial centers around these properties because otherwise we'd be encouraging sprawl," said planning commissioner Russ Bennett.
"The key to the overlay district is to have a master plan that the development review board approves so that you're not just responding to the will of the market," he continued.
Waitsfield resident and former planning commissioner Brian Fleisher questioned why there was no incentive in the proposed amendment for workforce housing, to which former planning commissioner Robin Morris (who also worked on the proposal) responded, "We didn't want to dictate to businesses what to do, but it does allow mixed uses."
American Flatbread founder and president George Schenk said he appreciated that the goal of the amendments is to intensify and concentrate development around existing nodes within the ag/res district while also creating a buffer to keep and preserve the rural character of Route 100.
"I agree that the best way to intensify new uses is to focus new development around existing buildings," Schenk said.
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RETAIL COMPONENT
He went on, however, to lobby for a retail component now or in the future for the "concentrated nodes of development." He said he would like to operate a co-op farm stand carrying local produce and expand his distribution operation.
Planning commission chair Steve Shea said, "We discussed this and felt that multiple retail uses could change the character of the area. The retail element could overwhelm the other uses and we don't want it to do that."
"But we need to find viable engines to keep these businesses and properties viable," Schenk said.
Bennett said that the board wanted to avoid creating new commercial centers that would compete with Irasville and Waitsfield Village. Planning commissioner Drew Simmons asked whether the town should raise the question of adopting a more flexible policy towards retail sales throughout the town as part of its Town Plan review and updating process.
PUBLIC TESTIMONY
Fleisher also asked the planning commission to consider allowing more retail uses in the new overlay district, arguing that it could be controlled.
The planning commission accepted the public comment and will amend or approve the amendments (or not) and then pass them to the select board for public comment and approval, modification or rejection.
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.
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.
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