The Norton Planning Commission Hereby Solicits Comments on the Attached Proposed 2014 Norton Town Plan
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Town of Norton 12 VT Rte 114E Norton, VT 05907 April 18, 2014 To whom it may concern: The Norton Planning Commission hereby solicits comments on the attached proposed 2014 Norton Town Plan. The Norton Planning Commission will hold a public hearing on the Plan at 6:00 PM on Tuesday, May 20th, 2014 at the Norton Town Office. Sincerely, Gina Vigneault Planning Commission Reporting Form for Municipal Plan Amendments This report is in accordance with 24 V.S.A.§4384(c) which states: “When considering an amendment to a plan, the planning commission shall prepare a written report on the proposal. The report shall address the extent to which the plan, as amended, is consistent with the goals established in §4302 of this title. The proposed amended Norton Town Plan examines and evaluates existing development patterns, land uses, natural resources, population and housing characteristics, recreational needs, local regulations, economic resources, and recently-enacted State legislation. The goals from the previous 2006 Town Plan have been evaluated to determine their relevance today, and new goals and action steps were articulated for every section of the Plan. The Plan contains all of the elements required for municipal plans in 24 V.S.A. § 4382, including a new section on flood resilience. The Plan proposes the addition of a Flood Hazard Overlay District. Although the Town’s existing zoning bylaw already regulates construction in the flood hazard area, it does not meet all of the requirements that will enable Norton to participate in the National Flood Insurance Program (NFIP). The proposed new overlay district will qualify the town for participation in the NFIP, and will also address fluvial erosion hazards associated with rivers and streams. The Plan recommends further study to determine the appropriate location of a commercial zoning district, and to realign the boundaries of the Agricultural and Forest District (AFD), the Lakeshore and Streambank District (LSD), and the Rural Residential District (RRD) to better reflect natural resource constraints and desired land use outcomes. Recognizing that seasonal camps can and have been converted to year-round residences throughout town, and that there is no clear local mechanism to identify or restrict the conversion of seasonal camps to year-round use, the Plan proposes to hold seasonal camps in the RRD and LSD to the same dimensional standards as that for single-family residences. Two-acre lots are currently required for the development of single-family residences in those districts, where seasonal camps only require one-acre lots. The existing zoning bylaw does not specifically permit single-family residences in the AFD, but permits seasonal camps and farm dwellings at a density of 1 unit per acre. For the reasons stated above, the potential exists for the overdevelopment of land in the AFD. Goals for land use in the AFD are best realized by establishing a lower permitted density for future development. Until further study is undertaken to determine an appropriate residential density in the AFD, the Plan proposes to allow all residential uses in the AFD at a density at one (1) unit per two(2) acres. Provisions for Planned Unit Developments (PUDs) are proposed to be included in the local zoning bylaw in order to allow the clustering of houses on smaller lots in order to promote the conservation of large contiguous blocks of open space. The PUD provisions will also include standards for development such as the avoidance of steep slopes and site disturbance limits. The Plan recommends that the Norton Planning Commission review subdivisions falling below the threshold of Act 250 Review, in order to assure that land development occurs in an orderly way and in accordance with the goals of this plan. The Plan identifies a need for housing that serves the elderly, and recommends that assisted living facilities be identified as a permitted use in town. The Plan recognizes the value of natural resources and the detrimental impact of light pollution and proposes establishment of outdoor lighting standards. As described above, the proposed amendments to the Plan are consistent with the state planning goals. If the proposal would alter the designation of any land area, the report should cover the following points: 1. The probable impact on the surrounding area, including the effect of any resulting increase in traffic, and the probable impact on the overall pattern of land use. The proposed Flood Hazard Overlay District will result in new development being directed away from the flood hazard areas, and will serve to avoid and minimize the loss of life, property damage and economic impact that can result from flooding. The recommendation to consider re-alignment of the RRD and AFD boundaries will serve to better distinguish between areas appropriate for moderate and low density residential development, and areas to be used primarily for agriculture and natural resource conservation. The recommendation to identify an appropriate area for a commercial zoning district would direct commercial development to the most appropriate areas in town. Currently, commercial and manufacturing uses are permitted everywhere in the Rural Residential District through conditional use review. None of the proposals would have an effect on the volume of traffic. The future designation of a commercial district, which has not yet been delineated, could have a beneficial impact on traffic patterns by avoiding dispersed commercial development along the length of Rt. 114, and instead directing development to a discreet area or areas. 2. The long-term cost or benefit to the municipality, based upon consideration of the probable impact on: (A) the municipal tax base; and (B) the need for public facilities; Any impact to the tax base would likely be beneficial. The proposed changes outlined in the Plan will not impact the need for public facilities. 3. The amount of vacant land which is: (A) already subject to the proposed new designation; and (B) actually available for that purpose, and the need for additional land for that purpose. The lands that will be subject to the Flood Hazard Overlay District regulations are already subject to the 100-foot setback from streams and lakes that is required under the existing Lakeshore and Streambank District regulations. A conservation easement covers a majority of the land that is in the Agriculture and Forest District, and the terms of the easement prohibit development except for roads and temporary structures related to forestry or to improve wildlife habitat. The proposal to permit single-family residences and to reduce the permitted residential density in the AFD (from 1 unit per acre to 1 unit per 2 acres) will not affect the terms of the easement already in place. This proposal recognizes that seasonal camps can and have been converted to year-round homes, and that although much of the land in the AFD is already conserved, there is still the potential for overdevelopment in remote areas not adequately served by improved public roads. In order to provide for needed land areas for moderate-density residential use where adequate access to public roads and services exists, it is proposed that further study determine the appropriate re-alignment of the RRD to extend into some areas currently zoned AFD. 4. The suitability of the area in question for the proposed purpose, after consideration of: (A) appropriate alternative locations; (B) alternative uses for the area under consideration; and (C) the probable impact of the proposed change on other areas similarly designated The proposed new Flood Hazard Overlay is based on the boundaries of the flood hazard areas identified on the Flood Insurance Rate Maps issued by the Federal Emergency Management Agency (FEMA) and on the River Corridors mapped by the Vermont Agency of Natural Resources, Department of Environmental Conservation. The proposal to allow single-family residences in the AFD but restrict them to one unit per two acres reflects the way the land is currently being used. 5. The appropriateness of the size and boundaries of the area proposed for change, with respect to the area required for the proposed use, land capability and existing development in the area. The boundaries of the FHO is appropriate and relies on scientific flood hazard data. Further study is needed to determine the appropriate size and boundaries for a new commercial district, and for the re-aligned boundaries of the RRD, AFD and LSD. Please Note: The planning commission must hold at least one public hearing within the municipality after public notice on any proposed plan or amendment. At least 30 days prior to the first hearing, a copy of the proposed plan or amendment and the written report must be delivered with proof of the receipt, or mailed by certified mail, return receipt requested, to each of the following: 1) The chairperson of the planning commission of each abutting municipality, or in the absence of any planning commission in an abutting municipality, to the clerk of that municipality; 2) The executive director of the regional planning commission of the area in which the municipality is located; 3) The Department of Economics, Housing and Community Development within the Agency of Commerce and Community Development; and 4) Business, conservation, low income advocacy and other community or interest groups or organizations that have requested notice in writing prior to the date the hearing is warned. The planning commission may make revisions to the proposed plan or amendment and to any written report, and must thereafter submit the proposed plan or amendment and any written report to the legislative body of the municipality. If the legislative body changes any part of the proposed plan, the planning commission must submit to the legislative body, at or prior to the public hearing, a report that analyzes the extent to which the changed proposal, when taken together with the rest of the plan, is consistent with the legislative goals established in 24 V.S.A.