“Consider The Future”
Residents speak up, and surprises pop up about Charlotte’s most
visible intersection.

by Robbie Stanley 

There were plenty of concerned Charlotters and interested parties on hand at the September 8 Selectboard meeting who wanted to make their voices heard on whether to change zoning at the Ferry Road and Route 7 intersection. In the meantime, unexpected information continues to appear about various possible building configurations, sizes and setbacks as the Selectboard delves deeper into site records for the intersection. 
 Instead of one retail building 3,500 square feet as close as 20 feet from the edge of Route 7, two retail establishments, each at 3,500 square feet, alongside other allowed uses (such as a restaurant) might be allowed, provided that all buildings amount to the lesser of 25% coverage or 10,000 square feet per lot. If the parcel is divided into two lots, it may be possible to have buildings covering 20,000 square feet of the corner, rather than the current combined 6,600 square feet.
 
Can it be subdivided?
Former Planning Commission member Kate Lampton raised the possibility during the hearing that the Spear parcel could be subdivided. The 2.95-acre parcel is in the town’s commercial district, which allows for one-acre zoning. This would allow for the “maximum build out” scenario described above.
After the meeting Dean Bloch, Selectboard Assistant and Town Planner, said that in village districts “all subdivisions are required to be Planned Unit Developments (PUD), so it’s conceivable that an applicant could, rather than asking for two 3,500-square-foot retail establishments, ask for one 7,000-square-foot retail establishment in addition to a restaurant or other allowed-use building.”
In another unexpected finding, the Selectboard discovered after the meeting that the state has a 30-foot “no build” area created in the 1960s, presumably to maintain sight distance at the intersection. This was also unknown by the Planning Commission when it addressed a petition that requests changes to allow retail use and a 20-foot setback (to replace the 100-foot setback created by the town in 1995). Monday’s hearing was warned for a 20-foot setback as one of the amendments. As a result, the Selectboard has now warned another hearing on October 2 at 5 p.m. for an amendment that includes a 30-foot setback from Route 7. This setback begins at the edge of the Route 7 right of way and coincides with the state’s 30-foot no-build area.
 
“Mine or Ours?”
Comments at the hearing focused primarily on an individual’s rights versus what may be best for the town over the long term. Because the Spear property is within Charlotte’s designated commercial zone, it falls under certain restrictions and was subject to changes in the revised 1995 Land Use Regulations that banned retail use and increased a town right-of-way zone. 
 Nancy Sabin was one of many expressing strong feelings about a landowner’s rights and added that, “It’s about time the town got some commercial enterprises going to help us pay taxes.” “It just seems wrong to limit his ability to sell his land,” said Peggy Eastman.
 On the other hand, several in the capacity crowd strongly opposed the proposed zoning changes. They were concerned that retail space would draw focus away from the existing compact West Village area and exacerbate traffic congestion at the Route 7 intersection. They felt that a valid town plan approved by a majority of voters, is already in place.
 Former Planning Commission member Kate Lampton stood to say she’d been wrestling with an unpopular opinion around her concern with the proposed zoning change, pointing out that, “Zoning goes with the land, not with the owner,” and adding that the proposed change could have much more impact in future years.
 In addition, Kate Lampton emphasized that the land along Route 7 should be kept undeveloped. “There’s a reason we don’t look like the towns north of us.” She asked that voters “consider what is consistent with what the town has done for the last 20 years in keeping Route 7 open.”
Former Selectboard member John Hammer agreed, saying, “The center of our community belongs in West Charlotte at the four corners and in East Charlotte at Baptist Corners. He fears that a new retail center would take away the center of a village.  “That whole four corners will collapse.” He reminded voters that they all had a chance to see the revisions to the town plan and land use regulations. “What’s there now adds to the town and gives to the town.”
There are varied kinds of businesses allowed under the current Land Use Regulations, which have been revised over time. Retail was removed from the east side of Route 7 in 2006. Permitted uses include a bed and breakfast, a commercial farm stand, a day care facility, a health clinic, an office and a restaurant, among many others.

How large is a minimart?
Selectboard member Jenny  Cole researched the minimart in North Ferrisburgh. The store is 3,024 square feet in area. After the meeting, Dean Bloch found a similar minimart located in St. George on the road to Williston that is 4,500 square feet and includes a Dunkin Donuts. “The architect indicated that, if the Dunkin Donuts was not within the building, it would be about 3,500 square feet. So, the point is that 3,500 is a common size for minimarts and is economically feasible.”

What’s next?
Concerning plans for future use of the property, Gary Farnsworth maintains that, “We don’t know what will happen. We’re keeping our options open.” Meanwhile, Ellie Russell, a former Selectboard member and current Planning Commission member, reminded audience members that, “We have to think about the long term. What we decide should be what is in the best interest of the town and the public.”
The Selectboard will be holding another hearing on Thursday, October 2, at 5 p.m. at the Town Office. Depending on the public’s feedback at the hearing, the Selectboard intends to put the amendment to a town vote by Australian ballot on Election Day, Tuesday, November 4.
For more information, visit the town’s website at charlottevt.org.