Introductions:

Commission members present were Michael Todd, Ed Williams, Gil Whittemore, Alan Hudson, and deForest Bearse (Land Use Administrator). Vice Chairman Ed Williams opened the meeting at 7:02.

The audience members present were Peter Korbet, and Julia Lloyd Wright. Julia Lloyd Wright is present as the Chair of the Cemetery Commission.

The Select Board members present were Glenn Fisher, David Fuller, and Chip Cobb.
Select Board Chairman Glenn Fisher opened the Select Board meeting at 7:02.

I. The Planning Commission will be working with the Weathersfield Select Board in the discussion of the wording of section 6.10.7 of the Weathersfield Zoning Bylaws-
Agricultural Zoning

Ed Williams discussed the NRCS maps of farmlands. If someone was to call the NRCS, the NCRS would tell them that the maps have been done as aerial surveys and not meant to be used as official surveys. Ed Williams stated that the maps produced by the NRCS often include on the ground soil information. NRCS maps are not the sole issue. The Commission has added some language that provides for the interested parties, checklist by USDA, interested parties or anyone who would like to challenge the decision could fill out the survey as to whether or not it is classified as agricultural soil. The Select Board was given a copy of this survey. The survey is scored based on a point system. David Fuller asked if this was subjective. Ed Williams stated that there is a whole list in regards to the points. This survey was developed by the USDA for when the government is going to build on agricultural soil.
Gil Whittemore agrees that it is a long document. The Commission will pick a number of places in town and run through this checklist.
Peter Korbet asked why the map isn't it in the Town Plan. This has an impact on development in Weathersfield. He wanted to know what percentage of prime or statewide soil is in Weathersfield.
Ed Williams said the Town Plan does call out for preservation and the map was not produced. The NRCS map was referenced. There is around 60%-70% prime or statewide soil in Weathersfield. That is why the Commission did 10% to be developed. The Town Plan calls out to preserve and allow for some development. Peter Korbet said that with all that soil. It should be in the Town Plan, or the Bylaws. Ed Williams said that cost is the issue. Peter Korbet said that the interim Bylaw prohibited development.
Ed Williams said that was not the intent. It was the way it was being interpreted by the ZBA. When the Commission found out the issue, it began in discussions for an interim Bylaw within two months. The meeting tonight is to discuss the Agricultural Bylaw, not the maps or zoning. This Bylaw would allow abutters or interested parties to challenge by soil type and existing use. This allows the new owner a way to challenge the designation by going through the scoring unit. The interim Bylaw allows a person up to 10% of coverage on agricultural soil.
deForest Bearse said that the applicant would go to the ZBA for a conditional use permit. It usually takes just one meeting. David Fuller said that there are 4-5 on the point system that do not apply. The Commission agreed that there are some that do not belong on the checklist. Gil Whittemore said that the checklist is nationwide and different for every state. This checklist is a planning tool for the Commission. Ed Williams said that the Commission is trying to find a way that it could be used across the board. This is a starting point. The Commission does not want to do this and find out that properties in Town do not qualify. The Commission has the means and need to fine tone this. Glenn Fisher asked the Commission how long it would take to come up with a new form and to field test it. Gil Whittemore said it should not take long.
deForest Bearse said if it was to be permanent it needs to go to the Town Meeting and has to be on the warrant by January. Peter Korbet asked if this would apply to village districts. deForest Bearse said it applies to properties with excess of 3 acres. Ed Williams said it is not the intent to restrict development in villages. That is where the Commission wants development. The Commission is trying to promote open space and farmland. Michael Todd said that the Commission needs to identify areas in the town that need to be protected. Gil Whittemore said that the proposed Bylaw provides more flexibility. The points would shift depending on the project. Ed Williams said that the Commission does not want ordinances that are different for every area. Alan Hudson said that slope and soil should still be looked at and then the applicant or interested parties could challenge by using this.
David Fuller would like to see it come down to a short list and see that value of product produced. Agriculture does not support its existence. He asked the Commission how many meetings this would take. Gil Whittemore said that it would be 2 to 3 meetings. The Commission needs to work on the categories, then run through it, and fix any final changes. Ed Williams said this allows for some development, but also preservation of farmland.
Peter Korbet said that the Commission might consider Springfield's zoning overlay districts. They are printed on zoning maps and have special rules. The maps could be in different colors. He feels that the maps belong in the zoning book. Ed Williams said that the map will be in the Town Plan, NCRS maps already exist, a copy of the NCRS map could be made, and a list where to get it. The Commission has been trying to encourage town's people to come in first before they go to a surveyor. Michael Todd said that the Commission has discussed this overlay before and he thinks it is a good idea.
Glenn Fisher said that the Commission is heading in the right direction. He is just worried about the time frame. Chip Cobb said that the language is good, the checklist is a decision support tool which needs to be complete and thorough, recommends that the Commission does not take what is given in the USDA form as weighted values, more is not better when you have weighted schemes, fewer is better, go from 12 to 6, easier to defend 6, and address weighting scheme. The Commission could have another workshop after the scoring checklist is completed.
David Fuller said he is not sure 3 acres with contiguous should be in there. There are different types of soils in one field. Peter Korbet asked at what point do you say when was it last used and how restricted does the Commission want to be. Julia Lloyd Wright asked if the Commission had topographical maps. The Commission does not, but the applicant is required to bring it in.
Michael Todd made a motion to have a Commission meeting on October 4, 2010. Alan Hudson seconded it. All were unanimous.

II Public Comment:

III. Adjournment:
Michael Todd made a motion to adjourn the Planning Commission meeting at 8:25 PM. Alan Hudson seconded it. All were unanimous to adjourn.

David Fuller made a motion to adjourn the Select Board meeting at 8:25PM. Chip Cobb seconded it. All were unanimous to adjourn.

Respectfully submitted,

Diana Day