Planning & Zoning Commission Hearing Considers North Street Sports Car Club

02/25/25

In person attendance were Chairman Jonathan Carroll, Vice Chairperson Lu-Ann C. Zbinden, Secretary Cynthia Barrett, Shilo Garceau, Patrick Lucas, and Alternate Jim Withstandley. On Zoom were Alternate Jerry Abrahams and Alternate Jared Denis.

After approving the minutes, the PZC moved on to the Public Hearing concerning 777 North Street Country Club Special Permit for a private vintage car club. Applicant Dutton expressed that he and his partner Charles Mallory are looking to buy 777 North Street for a club “for socialization and storage of vintage and collectible automobiles by select individuals.”

According to Dutton, the selected individuals would be mostly members of Lime Rock Park and the Lime Rock Park Drivers Club. The expected range of members would be from 6 to 24 individuals. Existing buildings would be used for car storage and for a member’s lounge.

“The development plans for what we would do is to improve the existing driveway, which is gravel, to an asphalt driveway and extend the driveway to both buildings,” Dutton said. He also mentioned interior improvements such as heating and plumbing as well as adding some downward facing exterior lightning. He added that “there should be no traffic impact on Route 63.” After Dutton spoke, he received questions from the Commission.

Ms. Zbinden asked, since there are wetlands near the driveway, if it was possible to have rain gardens for runoff.

“In the wetland area, we're just paving the existing impermeable gravel driveway that's there. Now, as far as making any accommodations for any other runoff off the driveway, I don't think we're impacting enough acreage to warrant it, but we'd certainly be open to,” Dutton answered.

While discussing the current conditions, Spencer Musselman, the Land Use Enforcement Officer, interjected by stating, “Well, it currently is impervious and… any kind of rain garden within that area would be actually more of a direct impact than paving the driveway that exists. There's no need for wetlands application.” He further explained that a rain garden would “actually be more intrusive than what exists there now, because it would involve some kind of excavation in that area.”

Ms. Zbinden asked whether there was any consideration for needing additional buildings if the club grew beyond the capacity of existing structures. Dutton replied, “who knows what the future holds, I believe the special permit can say… this covers… two buildings and any additional buildings needs to be… kind of re-looked at in… maybe a renewal of the permit or going through the process again.”

Musselman advised, “It would be modified special permit application, if they would add any more.” He added that the special permit could be conditioned for the two existing buildings. If that were to expand, even if the Commission didn't condition it, Dutton would have to return for a modification to the permit.

Ms. Barrett asked what the total number of cars stored on the property would be. Mr. Dutton responded, “We think in total 50. I mean, is the max.”

Concerning noise pollution, the PZC inquired if there would be commercial dumpsters or related trash removal which could mean an early morning dumpster removal and what kind of member events would take place.

Dutton stated he had staff that would take care of the trash- most likely utilizing a pickup truck for removal. For member events, he added, “The cars and coffee is probably the best example of what we would do on a regular basis.” Mr. Dutton also responded to the concerns of how many cars would be entering or leaving the property at once by stating, “As far as coming in a convoy I wouldn't expect that.”

The Floor was then opened to the public.

Sandra Russak of 767 North Street asked, “Do the people who are putting the club here, do they live in Goshen? Does this benefit Goshen in any way? How do we go from wetlands to farmland to country club?” She also expressed that her neighboring property is designated as wetland and wondered if designations can change. Russick added her concerns about what will occur after the special permit is granted such as if they could obtain a liquor license or build more buildings.

An audience member on Zoom asked about lighting going up the driveway which may cause an eyesore and if Dutton had plans for safety reflectors. The same virtual audience member inquired if there was a drainage plan for any runoff from the vehicles such as oil or if cars are washed.

Public comments were then closed, and correspondence was read.

Musselman read a letter from the Kowalski’s for the record followed by a letter from Andy Savage. The Kowalski letter was concerned with the possibility of negatively affecting property value due to the change in land designation.

The Savage letter was also concerned with the change in land designation. In his letter, Savage related the history of the property, discussing how it once was meant for the storage of hay, followed by an attempt to establish a pickleball court and then an art studio.

After reading the two letters an audience member stated that her letter had not been read and that she had submitted it a month ago. Chairman Carroll advised that the letter was read at the last meeting. Musselman said that it would be entered into the record.

Dutton then answered the public questions. He stated that he lived in Falls Village. Regarding runoff, Dutton suggested that the Commission put in the special permit, “no outside cleaning of cars.” This way, the washing of any vehicles would be done exclusively indoors.  

Musselman responded to Dutton’s suggestion, saying “If you do decide to go for that in the future, you have to come back to the commission in addition to Torrington Area Health to get that added to your plan.”

Dutton replied that he had no current plans for washing vehicles inside or outside.

Dutton also said that he and his partner were not planning to light up the driveway and he was open to what is needed for the runoff, but that he didn't have any specific plans.

Finally, concerning property value and history, Dutton had this to say: “I believe that we would devalue the property… less than if someone bought it, subdivided it, and put two McMansions on the property.” He added, “I know that there's some history with this property. I have nothing to do with that. I didn't build the buildings; I didn't do any of that stuff. We're just interested in buying it.”

Musselman stated, “This is a very specific approval that goes to the land with the conditions the commission will put on it. So, any change to that will have to be reviewed by the commission again.”

The motion to close the public hearing on 777 North Street was then passed. The PZC moved on to the subject of the Plan of Conservation & Development (POCD).

Janell Mullen, the Town Planner, was absent from the meeting. Musselman discussed bids from two POCD consultants. FHI returned a bid for $50,000 and a note that they usually do not go lower than $75,000. Musselman also stated that Mullen had offered to do the POCD in house for $20,000. SLR had a bid for $100,000. The town’s budget is $20,000.

Following the update on the POCD, the PZC approved their budget with an amendment to increase legal notices from $700 to $900.