If you have been paying attention over the past few months, you will know that one of the Planning and Zoning Commission’s main concerns is finding ways to create more housing options in Stafford. So, at the Thursday, April 18, meeting and public hearing, they sought a way to allow a three-family unit to go forward where zoning regulations say only a two-family is allowed.
Craig Huntley, of Valor Construction, and Dave Galotto, of Galotto Realty, were seeking a special use permit to put a three-unit building at 28 High Street, a vacant lot where the previous building burned down. That building was an “existing non-conforming” two-family home that housed a third, unpermitted apartment.
Huntley said the plan was to put a three-family on the existing building footprint in a neighborhood dominated by other multi-family units. He presented plans for a side-by-side duplex on the street with a third apartment in the walk-out basement. There are currently eight parking spots – regulations require two per unit – and Huntley said they were exploring putting four more spaces. Zoning Enforcement Officer Andrew Marchese said he had not received any comments or questions before the public hearing.
Still, commissioner Richard Shuck asked if anyone had looked at the lot density requirements in the AA Zone in the Borough. He said that the lot size was not big enough, according to the current regulations, to accommodate a three-unit building, though there seemed to be some confusion over what the regulations call for.
Shuck suggested that to permit a three-family, the lot would need to be over 21,000 square feet but is only 12,523 square feet. He also said that parking spaces should be included in the site plan. Ultimately, Shuck said he thought that rather than a special use permit a variance was needed from the Zoning Board of Appeals (ZBA). However, the board also thought Galotto, the property owner, would have a tough time making a case for “hardship” at the ZBA, given that it's currently an empty lot.
Zoning Enforcement Officer Andrew Marchese said he was under the impression that all that was needed was a special use permit because the regulations also say, “Multi-family dwellings shall not exceed four (4) units/acre in Zone B and six (6) units/acre in Zone C.” At three units, he thought they were well under the allowable six units. An acre is about 43,560, which was the number Shuck used to suggest over 21,000 square feet or roughly half an acre, is needed to accommodate three units.
Plenty of discussion ensued.
Galotto pointed out that the neighborhood is filled with three- and four-unit buildings. PZC Chair Dave Pamberg says this demonstrates these smaller lots can support the density. Commissioner Dr. David Mordasky said the largest issue with multi-family housing is usually parking, and in this case, there is already more than enough off-street parking. Galotto said his lot is the last one in the Borough and that no one else will be building, but that given building costs, a two-family would not yield enough profit to make building feasible.
Palmberg said the PZC would be “pretty hard-pressed to approve this tonight.”
Galotto asked how the Borough School apartment conversion was approved. The commission informed him that the developer used the 8-30g CGS statute for affordable housing, which allows property owners to circumvent local zoning regulations as long as one-third of the units are affordable and safety is not a concern.
“What’s the point of this meeting?” Galotto asked. “Something new comes up every time, but we can try it, I guess.”
Palmberg informed Galotto that the board could either vote to deny the special use permit without prejudice or Galotto could withdraw the application. If the application is withdrawn, Galotto could avoid paying for another public hearing, which was a concern he expressed. He ultimately chose to withdraw the application and, likely, pursue the 8-30g CGS route.