January meeting focuses on zoning and commercial development

By Lindsey Pizzica Rotolo

A special meeting of the Planning and Zoning Commission (P & Z) was held on January 17 at Town Hall to continue discussions on Norfolk’s town plan. The meeting, attended by over 30 people, was the fourth in a series addressing various issues surrounding Norfolk’s future.

The first meeting, led by Glenn Chalder, the consultant hired by P & Z to help shape the plan, took place in October and addressed residents’ wants and needs. A majority cited business development to create local jobs and boost the tax base as their top priority. A November meeting covered conservation strategies and the December and January meetings focused on overall development.

The January 17 meeting began with a conversation about the future of residential development and centered on lot size. Most in attendance appeared to favor increasing residential and retail density in the downtown area and making the village the core development zone in Norfolk. This was seen as a logical location for increased development because it falls within the town’s water and sewer district. It was also suggested that a larger population in the village would contribute to more robust retail activity.

Much of the discussion was devoted to minimum lot sizes in the village. Molly Ackerly suggested that the core development area could permit quarter-acre or half-acre lots. The exterior zone just outside the sewer district could have two-acre lot minimums and the outlying rural areas could have a five-acre lot minimum.

P & Z Chairman West Lowe pointed out that the sewer district isn’t perfectly aligned with the downtown residential area and could be expanded to accommodate greater development potential in the village.

A major concern voiced during the meeting was avoiding strip development. The term relates to landowners who sell small lots along road frontage resulting in a string of new houses blocking views which would otherwise add to the rural character of town.

Norfolk Selectmen Jim Stotler Sr. pointed out that Norfolk has few buildable lots due to steep grades, wetness and bedrock issues. Stotler contended that as a result there was little likelihood of any large scale development here. Soil based zoning could also be considered, as Norfolk has little land suitable for well drilling and the installation of septic systems.

P & Z Secretary Michele Sloan noted that “I can’t remember the last time more than a two lot subdivision came before Planning and Zoning. Perhaps we should direct our development strategy towards more realistic scenarios than a 100-lot development project.”

Lou Barbagallo, chairman of the Affordable Housing Commission, stressed the need for affordable housing. “Our children can’t afford to buy their first home in Norfolk,” he said, “and neither can much of our volunteer base.”

The conversation then shifted to commercial development. The major topics in that vein included traffic flow, the need for more parking and walkways downtown, determining the best use of existing commercial buildings, and options for further utilizing the town meadow. David Davis, owner of the Speckled Hen Pub and a member of the Economic Development Commission (EDC), voiced his concern over what is sure to become a parking issue when Infinity Hall opens later this year.

Davis also favored making Station Place a one-way street, which, he believed, would make driving downtown safer and allow for more parking options.

Simon Aldridge, an architect, presented a sketch of the downtown area with suggested parking areas and a network of walkways and pedestrian crossings to make the landmarks in town more accessible by foot.

Conversation also focused on what types of businesses could succeed in Norfolk. Most people in attendance agreed that Norfolk’s best shot at attracting more consumers to town is to offer them something they can’t find anywhere else.

The town meadow has long been a void in the center of town and many residents are enthusiastic about pursuing options to better utilize that area. Frank Bell, a member of EDC, has been in touch with an urban planning group regarding the meadow and said he welcomes any ideas from the public.

The next town plan meeting will be held on Tuesday, February 26 at 7pm in Town Hall. It will continue to address development issues and begin a conversation about improving infrastructure. All Norfolk residents are encouraged to attend and add their views.