Shelton residents oppose zone change for farm
SHELTON — Those opposing a proposed change rules governing farm stands say they do not want to hurt local farmers but will not back changes they feel could allow commercial development on farmland.
A group of about 30 residents from the areas around Wabuda Place, Sachem Drive, Sagamore Road and Village Drive, along with some joining via Zoom, gathered at Wednesday’s Planning and Zoning Commission meeting to stand against an application filed by Fred Monahan of Stone Gardens Farm.
The proposal calls for a change to the zoning regulations permitting farm stands and commercial activity in a greater capacity on farmland in R-1 and R-1A zones.
The proposed amendment states that farmland with “10 acres or more may have a building to sell produce, packaged meat and poultry with 50 percent of sale produced on premises or in Shelton.”
The public hearing, which opened earlier this month, has been continued until next month.
If approved, the zone change allows for construction of a building as large as 6,000 square feet, with necessary parking.
“This would be a huge enterprise,” said Chris Carreira, a resident of the Vistas at White Hills, who has spearheaded two petitions which had more than 200 signatures through Friday.
“Farm stands are not 6,000 square feet,” added Carreira, saying that the size equates to that of a Chili’s Bar and Grille, as he held up a photo of the restaurant for the commissioners to see.
“We do understand the current farm stand definition is outdated and antiquated and should be updated to reflect more realistic measures of a modern farm stand,” states the petition, further adding that “changing a definition of a farm stand to the detriment of the surrounding residential neighborhoods for the purpose of expanding the already robust income potential of a single farmer is unconscionable.”
Monahan said he is “not establishing a commercial establishment as some of the neighbors have jumped to that conclusion.
Monahan said plans to develop farmland on Wabuda Place are only in the “infant” planning stages, but that did not stop residents from the surrounding neighborhoods from voicing concerns about any plans that call for a 6,000-square-foot structure with one parking space for every 200 square feet of space.
“This sounds like commercialization of a residential area,” said Kim Wehger of Village Drive, who has lived in the neighborhood for 48 years.
Attorney Stephen Bellis, representing the Monahans, said he drafted the site plan amendment to give standards in allowing a building on farmland of at least 10 acres to sell farm products.
“This prevents a commercial operation, store, or slaughterhouse activity,” Bellis has stated, adding that any such wording would also contain a buffer of trees for adjacent residential neighborhoods.
Bellis said he drafted the zoning amendment to help keep farming alive in Shelton.
“If we don’t give them an incentive … the ability to earn, we will lose farmers here,” Bellis said. “I have no problem understanding the residents’ concerns. But I do not see this as a bad thing. The intent is to have a building where farmers can sell their products.”
Bellis said this would help farmers earn more money, ultimately allowing them to keep the rest of their farm a farm.
“This will help people who love to farm to keep farming,” he added.
The opponent’s petition states change to the farm stand amendment are needed and offered several recommendations, including farm stands between 2,000 and 4,000 square feet be on land larger than 25 contiguous acres with no more than 25 parking spaces. Stands on between 10 and 25 acres can be no larger than 2,000 square feet, with no more than 15 parking spaces.
The petition also recommends that stands on less than 50 acres be barred from hosting live music or other similar entertainment or festivals, and there can be no kitchen of food prep done at stands on land that is less than 25 acres.