P&Z: Berkshire Store goes to Town Plan

CORNWALL - A look at a possible separate zone for the Berkshire Country Store property was on the agenda of a Planning and Zoning Commission meeting Tuesday night, Feb. 19. Members quickly reached a consensus to consider the matter as part of the already complex revision of the Town Plan of Conservation and Development.

The town plan is a state-mandated document that includes the town's vision for future growth. It forms the basis of planning and zoning regulations.

It was recently proposed that there be a zone change for the 5-acre lot that houses the convenience store, deli and gas station at the junction of routes 4, 43 and 128. That plan sparked public debate and a closer look at Cornwall's not-so-thriving business centers.

The Country Store is currently zoned residential and has been a non-conforming use for decades. Rick and Beth Cochran purchased the business recently and had sought a change (from residential to business zone) as part of efforts to secure financing for an improvement plan that would have included upgrading and reopening gas pumps. The Cochrans installed the state's first retail biodeisel pump last November.

Though town residents were generally supportive of the store and its owners, there were some concerns about the proposed zone change.

Some said they feared the large lot could accommodate numerous businesses if zoned commercial, essentially creating a third business center in a town that is already fragmented into multiple centers.

A large number of people supported having the store and gas station there.

Further complicating matters: The Planning and Zoning commissioners have been unable to reach business owner Rick Cochran and ask about his plans for the property.

The Cochrans closed the store in January, after they separated. Beth Cochran has moved out of town.

"We should wait until we can get hold of Rick, and wait and run it through the town plan process. It will give us a chance to look at it in light of the other business districts," said P&Z member Rick Lynn.

Concern has been expressed by residents about what might happen at the property.

Lynn explained after the meeting that the store could reopen, but no matter who owns and/or operates it, it cannot be anything more than it is now, and nothing can happen outside the oversight of the town.

"There is a special existing use permit for the property that applies to the current owner," Lynn said. "It's still a residential zone and any changes to zoning or the property would have to be brought to P&Z for approval."