BRANDON PLANNING COMMISSION

JAN. 31, 2008

PUBLIC FORUM

Planning Commissioners present: Ethan Swift, Linda Stewart, Anne Bransfield, Matt Carmolli

Others present: Janet Mondlak, Tara Kelley, RRPC, Sara Gilbert, RRPC. Frank Farnsworth, Bruce Brown, Richard Baker, Tad Merrick, Paul Ashley, Thatcher Moats, Mitch Pearl, Sally Wood, Barshia Cohee, Nancy & Jim Leary, Jeff Stewart, Buzz Racine, Tad Merrick, Bernie Carr, Christy and Hoyt Gahagan, Janet Coolidge

The forum was opened at 6:30 pm.

Ethan said the issue of growth and economic development is important for the town. There has been more and more activity lately. A major residential development proposed for 68 units just went through Act 250 and there are plans for a larger development on the old Steinberg farm called Neshobe Farms. He said the Planning Commission is looking at future land use, transportation issues, and other things affecting our infrastructure to make us think more deliberately about growth and economic development.

The Commissioners have been looking at the existing water district and sewer infrastructure. There are parts of town with more growth and activity. One of the plans on display has circles showing areas with more growth, although not designated growth centers. Do we want to focus growth on one area of town? The areas are the Designated Downtown, Park Village, Forest Dale, and the intersection of McConnell / Route 7. A recent groundwater survey shows that the area around the McConnell Rd / Route 7 intersection has the potential for a new fire district.

The Planning Commission has been reviewing different parts of the Brandon Town Plan. They are reviewing each section and hope that once first revisions are done, that there will be more public review and input.

Tara Kelley said it looks like most people favor seeing "moderate growth with balance." She asked, "What do people feel is special in Brandon that should be preserved?" She said the Town Plan is a living document and is used in making Act 250 development decisions. Tara said the Brandon census between the years 1990-2000 shows a population decrease. It appears that since 2000, there has been growth. Richard Baker pointed out that some of the net population loss could be attributed to the closing of the Brandon Training School.

Tara asked for discussion on the population decline and what makes Brandon special:

Buzz Racine: I think the town is modernizing and evolving but the population does not seem to be growing. It is unique that in the downtown, any service someone needs, is available. That is unique to Brandon. As for modernizing, there used to be a movie theater and two or three laundrymats. We have evolved and modernized and reacted to the times. The big grocery stores are out of town and we have one food store just a bit bigger than a convenience store.

Jim Leary: It seems like we are losing jobs, rather than gaining. I’d like to see some growth. Nexus laid off workers recently.  

Paul Ashley: I've been gone from town for 50 years and just moved back. I was here when there were two or three of everything. Now you have to shop in Rutland or Middlebury. There used to be three or four grocery stores as recent as the 1980s. It might be nice to have a huge supermarket here. If you want to shop, you have to go elsewhere.

Richard Baker: We no longer have a critical mass of retail in town. Most of our money is being spent outside of town and exacerbated by transportation costs. We have a large vulnerable population of disabled and elderly and they are getting gouged. I think a second grocery store to give some competition to the single store we have now, would be useful.

Janet Coolidge: If you work in Rutland or Middlebury, you shop there because it is cheaper. You don't have to take an extra trip if you work there.

Frank Farnsworth: We are a victim of a set of changes in the entire world. The reason those stores aren't here is because they are not viable. We haven't changed hugely but a store that used to hire 15-20 local people and try to keep up with livable wages can't do it anymore. It is interesting that our Grand Union is one of two from an entire chain that no one wanted to buy when it was up for sale. That says our population won't support too fancy or too large a store.

Tara Kelley: There could be more but the town would have to accommodate some population growth to make it viable.

Barshia Cohee: I would like to see some community supported agriculture. I appreciate having Wood's Market and think there is room for more of that; local, fresh good produce. I am here as a resident and as the representative to the developer north of downtown [old Steinberg Farm]. Neshobe Farms intends to provide that on our farm.

Buzz Racine: The major employers in the area are in the woodworking business. The cost of transportation for the raw product in and the product out is getting more significant. That is a problem that I don't see getting better in the near term. We need to recognize that as a problem and work at it. The idea of the electronic development, the internet and Wi-Fi, and products that will go over the road in multiples without the bulk that woodworking products has, lessens the impact of the oil costs. If we are looking for the next big business to come to town, it should be a business that is not dependent on oil. Maybe a business coming into town that employs two - ten employees. 

Tara Kelley: As you are looking at job growth, you could look at smaller employers and home-based businesses.

Paul Ashley: Something like a software developer. It you have a nice spot to live, you can draw in the people. They just need computers and wireless connections. They don't require transportation of any significance. These are intellectual types of jobs.

Mitch Pearl: It is already happening in Brandon and throughout Vermont. It is the future of the Vermont economy, rather than one large employer. There will be smaller, particularly home-grown, companies and entrepreneurs.

Bernie Carr: Those types of businesses are suited toward our second stories.

Tad Merrick:  As to the issue of getting product of town for large manufacturers, at least they don’t have to bring in the raw goods from faraway. Besides wood, we are on the far side of a supply line. The wood is convenient.

Tara Kelley said small groups will talk about answers to questions to help the Planning Commission think about the places for potential growth. Should the area at McConnell / Route 7 intersection be explored for growth? What type of growth should there be in Forest Dale, where there is a wellhead? Should Forest Dale be more commercial? We have a historic downtown area. How many more services do we want to offer? Do we want to offer more elsewhere at the expense of our downtown?

Ethan Swift: We would like to have more services downtown. Downtown is pedestrian friendly, which is an asset. We recognize there are historic buildings and wealth and we don't want to make changes at the expense of those historic assets.

Nancy Leary: There are places downtown that need to be filled, and lots of second stories. They should be filled before new is built.

Everyone moved into three smaller groups. Discussion from the groups:  

Group 1 (Ethan):

• Commercial growth is most feasible and encouraged.
• There is a fair amount of unused space in downtown area. Want to maximize the use of downtown and take advantage of Designated Downtown status.
• Encourage more growth and services in downtown.
• Use of second stories. Reuse, renovate, rehabilitate buildings not being used.  Include some structures off Union St and major arteries coming out of downtown.
• There was a fair amount of discussion about the Park Village area. Should this be a designated growth center? Do we want to explore this area? Areas that bubble out from downtown area make sense.
• We didn't have the feeling to see much growth in Forest Dale although there was talk and agreement that there has been good reuse of commercial buildings. Cognizant that this is an aquifer recharge area and there needs to be careful commercial growth. It is good that municipal water and sewer lines are out there.
• There was an interesting discussion about the area south of the village. It was noted that in the Town Plan not too many years ago, that area was discouraged for growth. Potential of growth is somewhat limited because there are agriculture lands. Also, the wastewater treatment plant at the high school would need a major expansion and upgrade.
• Is Brandon lacking affordable housing? The market will drive the housing market. There is a lot of current housing stock available in town. We were not too certain where there would be affordable housing that is truly affordable in the current economy. Recognized that there have been a few good renovations of buildings for lower income people, such as the one on Union Street just past Blue Seal.
• Residential growth should be directed at where there is existing housing stock. Several developments in town that are close to municipal services are not yet fully developed: Mt Pleasant, Forrest Brook, and now the Woods at Spring Pond. The Neshobe Farm idea would connect downtown and Park Village. Future potential for growth will be driven by the market.

Group 2 (Anne):

• We discussed housing in downtown. Mixed use is good in downtown.
• There are particular concerns about aesthetics in the downtown regarding development.
• In the area of Blue Seal and the Conant Square building, there is some residential that works well although owner occupied. Senior housing might be viable downtown.
• The current mix of uses at Park Village is supported by most everyone. A shuttle should exist between there and downtown. There was no support for retail development there but light commercial would be supported.
• In Forest Dale, a grocery store was suggested as an asset for the town because there would be room for it. There is also the infrastructure there. The area is a gateway to recreational opportunities.
• It was suggested there be a meeting specifically for Forest Dale people about Forest Dale and growth in that area.
• McConnell Rd area: There should be a limit to sprawl. Setbacks and screening should be required to be more aesthetically pleasing. Encourage reuse of existing buildings.
• Groundwater supply should be protected.

Group 3 (Matt group):

• Forest Dale is good for residential growth. There is concern that development there is not characteristic of Brandon. The development is too dense. "Feels like a runaway train with development there." Forest Dale is not good for getting goods in / out with the roads.
• Park Village has sewer infrastructure. It is the most adequate area for large manufacturing. Since it has services, it would be a good place to promote that type of development.
• South of McConnell Rd., there could be problems with starting a new fire district (Forrest Brook has had difficulties with this). There are concerns with foot traffic currently; students leave OV and go to the convenience store. There should be pedestrian walkways. There are general concerns about safety there.
• Downtown architecture is a great asset to the area. Encourage people to take care and perhaps offer tax credits to people to fix up historic properties. Maybe there should be more done to promote Brandon as an architectural center. Don't encourage more development downtown but improve existing.
• Other areas that can be used for development include Union Street past the sewer treatment plant.
• What's missing? We need high tech jobs. Nexus has good type of jobs but they are struggling. How can we bring in those jobs and retain them? We need jobs to bring in younger families. NRG Systems in Hinesburg was used as an example.  
• There is a need for affordable housing. There are concerns that the Steinberg project is being advertised as affordable but the average price would be $225,000. That is not affordable. The younger generation can’t afford to live here.
• We are a working community and that is an asset for people wanting to live here.
• Wind turbines might be a draw if they are located in a specific area. We could be viewed as a "green town" and promote to that demographic.
• Much of Brandon's real estate has been bought by retirees recently. Should we market to that demographic? People can walk downtown easily to all stores and businesses.
• We need to have housing for younger people in lower income jobs.
• It is not economically feasible to build low income housing on its own.
• What do we like about Brandon? the smallness, the idea of being able to walk to a lot of places, Neshobe School lets students bike ride to school in the spring, Brandon hasn’t changed much in a number of years even though there has been growth, real people live here -- it gives Brandon its character.

Tara asked of the things heard, what is not happening yet?

Buzz Racine: Improve parking in the center of town. It is an issue and there is the potential to make it better; both the design and the amount. The property next to Grand Union could be used for employees of downtown workers.

Bernie Carr: The grocery store issue is a major factor. For example, when Grand Union and the Merkert Bros were the last supermarkets in town, at least there was competition. Then the Merkerts went out of business and Grand Union is the only store. Their prices are almost 20% higher than in Rutland or Middlebury. Now that Brown's Pharmacy closed, there is only Rite Aid with no competition. People who are already out of town for work will shop elsewhere.

Barshia Cohee: Mass transportation should be more available. We need to be able to walk more easily and need bike paths. The bus is not yet viable even if there is an effort to get a mid-day run.

Ethan Swift: I'm in a carpool to Rutland a few times a week. How about a Rideshare or promoting a Park N Ride? There are many people working in Rutland or Middlebury. Maybe it could be more formalized.

Barshia Cohee: Local food production is needed.

Linda Stewart: There are already people doing that. There are farmstands, farmer's market, and Wood's Market.

Buzz Racine: Access to wireless internet and electronic communication. We need to reach out to more places.  

Tad Merrick: How can we restrain from sprawl on Route 7?

Tara Kelley: The Rutland Regional Planning Commission is working with Brandon on making sure the Town Plan update is consistent with the town's land use ordinance. It does not sound like there is big support for growth south of town. Or is growth all right if it has a certain character?

Ethan: Our group had the consensus not to see the growth happen in the way it is happening. We need to do more to discourage sprawl and to see growth in a nicer way.

Hoyt Gahagan: There have been a lot of bad accidents near the intersection of Route 7 and McConnell. There needs to be safer growth. If there is future development there, a traffic light and improved safety need to be added. Is there water or sewer there?

Richard Baker: It is not just a case of designating it as HDMU and then people building. There is more development there. The parcel with the First Brandon Bank drive-up is not even in the growth circle

Bruce Brown: Things have developed, even if we didn't want it.

Buzz Racine: As Forest Dale develops with residential, there should be sidewalks on North St. There are lots of kids walking there.

Ethan announced that there will be a couple more forums. The Planning Commission is always interested in input. They hope to have a document for people to see sometime around Town Meeting Day.  

Comments from paste-up boards:

What is special to Brandon that should be preserved and protected as growth occurs?

• Otter Creek and its floodplains
• Open spaces and trees
• Village center pedestrian-friendly
• Encourage cluster development to help preserve ag land and open space
• The rural atmosphere
• Historic buildings and sites
• Village center; historic buildings
• Recreational opportunities should be fostered
• Maintain sense of "village"
• No sprawl or highways
• We are not Burlington; all development should be at least 1/2 acre in size
• No sprawl up and down 7

What specific commercial and industrial uses are missing or inadequate in Brandon that ought to be encouraged?

Retail stores:

• Additional grocery - chain type
• Clothing store - many departments
• Specialty butcher
• Health food store
• Bike shop - sporting goods - bike repair
• Barber shop
• Print shop - shipping center
• Local food

Tourism Attractions:

• Theme park

Manufacturing:

• Software development
• Electronics manufacturing (like Nexus)
• More furniture manufacturing

Professional Services:

• Computer servicing
• Print shop - shipping center - office support
• Music studios - production - teachers

Agricultural infrastructure:

• More organically grown / certified food production

Other:

• Ice skating; roller skating; other rec facilities

What jobs does Brandon need?

• Manufacturing along lines of Nexus
• Software development
• Additional retail in downtown area
• Destination retail
• Low impact commercial
• Create Artisan entrepreneur opportunities
• Research
• Computer based occupations
• Buy and fix up houses on Route 7; Allow low cost loans on them; Encourage sweat equity

Adjourn - The forum adjourned at 8:40 pm.

Respectfully submitted

____________________
Janet Mondlak,

Recording Secretary