Long-range planning for P&Z members

CORNWALL — A full plate of agenda items is in store in the new year for the Planning and Zoning Commission (P&Z).

Public hearings on a variety of applications were held or continued at the Dec. 11 meeting. A new application with an unusual twist was also scheduled for a hearing next month.

Open space questions

An application by Pat Hackett for property owner Sam Waterston is poised for a decision after a lengthy presentation and public comment last week.

The plan is to carve off two residential building lots on acreage on the west side of Great Hollow Road. These are both “free first cuts” on a parcel that has not been previously subdivided. P&Z is charged with ruling on a special permit for a 50-foot right-of-way to serve as shared driveway access to the lots.

Hackett explained that the planned homes are situated so as not to be visible from the road. P&Z Vice Chairman Jim LaPorta, who recused himself as an abutting property owner, sought clarifications as a member of the public. Among them was the plan to build one home on a ridge line. Hackett said the priority is to keep potential farmland open. Building near the top of the hill leaves sloping meadowland open.

The parcel is one of nine contiguous lots owned by Sam and Lynn Waterston, totaling 258.6 acres. They have been buying property around their home there since 1978, Hackett said. The development approach is estate planning, with no intent to sell off portions. A working farm, which produces meat and yarn, is now in operation adjacent to their home.

Attorney William Minacci was also there to speak to the application, specifically an agreement to defer a local requirement to set aside open space, or pay a fee in lieu of open space. If there is another subdivision on that parcel, the donation of land or cash equal to 15 percent of the value of that and the previous cut would be due.

“A deferral gives someone the opportunity to do the minimum development, rather than seek to create more lots and sell them to raise the fee in lieu of,” Minacci said.

P&Z planning consultant Tom McGowan agreed with Minacci, adding that the town may end up with a better piece of conservation land if the issue is not forced now.

Based on McGowan’s opinion that a survey and other information are complete, P&Z voted to close the public hearing. No other information or comment can be accepted. A decision will be made after the town attorney reviews the application and returns an opinion.

Special permits

A public hearing will be held Jan. 8 on an application by Fred and Debbie Bushnell for a home occupation on Pierce Lane. That is a continuance from this month because of issues with required noticing for neighborhood property owners.

Another hearing will look at an application by Robert Friedman for a special permit for an accessory apartment and modifications to a workshop for a home occupation in conjunction with the construction of a new home.

Land Use Administrator Karen Griswold Nelson said that the home occupation is pre-existing, but was on an adjoining lot from the home. Friedman has since made a lot-line adjustment.

“They are basically building a single-family residence around the workshop and in it,” she said. “His parents live in a small house there that needs a special permit to make it an accessory apartment. We need to clear up some issues, including what is pre-existing there.”

P&Z also plans to continue discussion on implementing recommendations from the revised Town Plan of Conservation and Development. Among the ideas being debated are village districts and regulations specific to them.

New officers

P&Z elected new officers for 2013.

Vice Chairman Jim LaPorta recently became the acting chairman, following Pat Hare’s resignation from the commission. Heidi Kearns was secretary. There was some discussion prior to the meeting about who would and should serve as officers, with members seeking to establish good working dynamics.

Longtime member David Colbert accepted the sole nomination for chairman, with the caveat that he may have to suddenly scale back his role due to the potential need to care for his and his wife’s aging parents. All are over 90, he said.

LaPorta said he was not interested in a leadership role. Kearns was nominated for vice chairman, with the understanding that LaPorta, who was nominated for secretary, would offer guidance should she have to take  the helm. All three were unanimously elected.