Sterling P&Z reviews draft frontage and nonconforming rules, to draft mixed‑use guidance under new state law

The Sterling Planning & Zoning Commission reviewed proposed zoning text amendments on June 15 aimed at clarifying frontage requirements and the rules for nonconforming buildings and lots.

Consulting Planner Jim Larkin presented revised language for Section 4.03 (Frontage) that includes a table intended to make frontage requirements easier to use. Commissioners discussed revisions to Section 5.02 (Non‑Conforming Buildings and Structures) and Section 5.03 (Non‑Conforming Lots) and worked toward clearer, plain‑language definitions.

The commission drafted this working definition for a non‑conforming building or structure: “any building or structure that fails to conform to one or more of the regulations in place at the time of construction, including but not limited to, Section 4.04, Setbacks, and Section 4.05, Building and Impervious Surface Coverage.” Jim Larkin’s proposal for Section 5.03 (Non‑Conforming Lots) was described in the record as a likely recommendation to the commission and will be discussed further at the next meeting.

Commissioners also considered how to implement changes prompted by Public Act 25‑1 (HB 8002). The transcript records that Sterling currently has a single zoning district allowing commercial and industrial uses townwide; members said the town should create zoning regulations that address mixed‑use and transit‑oriented properties, including definitions and a summary‑review process. "Jim Larkin will draft some examples based on what NECCOG is receiving from other towns in their region," the record states.

No formal vote on the text amendments was recorded at the June 15 meeting; the commission scheduled continued discussion for a future meeting so that staff and commissioners can refine draft language and review examples from neighboring towns.