Libra
Foundation asks Council for zone use change
By Elizabeth Prata
Gray--Paul Pietropaoli of the October Corporation,
a real estate arm of the Libra Foundation, appeared
at the Gray Council workshop meeting to explain their
request for a change within the Rural Residential
Agricultural zone (RRA) so they can begin an agritourism
venture.Below,
Paul Pietropaoli of the October Corp., with a map
showing in neon green the acreage owned by October
Corp./Libra Foundation, approximately 1,000
to 1,500 acres. Monument: Prata photo
Libra Foundation Vice-President Craig Denekas introduced
the issue by saying that, "The crux of the acquisition
at Pineland and nearby farms was to take an old asset
and realize it in innovative ways. In reassembling
the farms, most of them in Gray, we wanted to bring
examples of ways that in 20 or 30 years would still
render the farms viable." Mr. Denekas said that
economics are driving local farms out of use. Their
agritourism venture would support agricultural, educational,
and recreational activities that are already going
on at their farms but would allow for revenue that
is not directly tied to what the farms produce.
For example, Mr. Denekas said, "If Pineland Farms
was hosting an event, seminar, or executive retreat,
the participants could stay over night."
Mr. Pietropaoli said that there are two current use
as described in the zone, B&Bs and Hotel/Motels.
"Neither seemed to work within our concept of
what we are trying to do." B&B's are limited
to five guest rooms and food service is limited to
only breakfast being served. Hotel/motels are allowed
to have only ten rooms and food service is also limited.
Mr. Pietropaoli supplied the Council with draft language
that would expand the uses in the RRA zone, and he
noted that the total of the Libra Foundation/October
Corporations approximately 1,500 acres of holdings
in Gray are all within the RRA zone. "Our vision
is not changing the essential character of the RRA,"
he said.
The proposed change would include a definition of
'agritourism facility' and a description of qualifying
agritourism land. Land that would qualify would be
a parcel that is 50 contiguous acres or more and is
used for agricultural, silvicultural, forest management,
educational, and/or outdoor activities. Mr. Denekas
and Mr. Pietropaoli requested that language be inserted
that negates having to go to site plan review.
Council Chair Pam Wilkinson said that "I think
it is a great concept and I think we would embrace
it. Now we will digest what you've presented and discuss
it."
Vice-Chair Lynn Olson asked if they put in a restaurant
if the restaurant would be subject to the same restrictions
and standards as restaurants in other parts of town.
The answer was yes.
Ms. Wilkinson asked their logic of putting in a qualifier
of 50 acres or more, and Mr. Pietropaoli's answer
was that it was to support agricultural endeavors,
which is usually accomplished on larger tracts, as
opposed to smaller 2-acre parcels that might have
a farm stand. The 50 acres allows for a great saving
of open space and recreational opportunity, he said.
Councilor Matt Sturgis said that he was on the New
Gloucester Board of Selectmen when Libra Foundation
first purchased the Pineland Campus, the majority
of which is in New Gloucester, and that Libra has
become "A primary economic engine for the area.
They've developed their holdings far beyond expectations."
Councilor Gary Foster said that he thinks their request
is a perfectly reasonable use for the RRA Zone. "I
see no problem so far whatsoever."
Manager Mitchell A. Berkowitz asked why the proposed
new language excluded their existing facilities from
having to go through the site plan review process
at the Planning Board level.
Mr. Pietropaoli replied that it was because the Corporation
owns so much land that there are not any near abutters
and site plan review criteria is usually put into
place as a mechanism to protect abutters.
Councilor Richard Hall liked that the plan seemed
to have such a minimal environmental impact.
Mr. Cleaves of Gray asked if he had 50 acres of RRA
land that was in the Tree Growth program somewhere
else in town, if the language as proposed would mean
that he could put in a restaurant in the middle of
the tree growth land. The answer was yes.
Andy Upham of Gray said that he had a concern that
the site plan review process as in the proposed language
was negated. He said he was a strong advocate of checks
and balances and the site plan review process was
an important check.
Town Planner Dick Cahill was directed to review the
language and determine what, if any impacts there
might be if the language in the RRA was changed to
reflect Libra Foundation's request. The draft will
then be sent to the Ordinance Review Committee for
further review.
Below,
Paul Pietropaoli of the October Corp., with a map
showing in neon green the acreage owned by October
Corp./Libra Foundation, approximately 1,000
to 1,500 acres. Monument: Prata photo