A proposal to convert a dairy barn at a Mount Nebo Road property for use as a fiber mill drew questions, support, and some opposition at a December 6 Planning & Zoning Commission (P&Z) public hearing.

Applicants Clare Robertson and Peter Harrison of 26 Mount Nebo Road, which is a 32-acre property known as Windover Farm, are seeking two approvals from the P&Z. The married couple proposes creating zoning regulations that would allow a fiber mill as a permitted use, and they are also seeking a special zoning permit for that use.

The land is in a R-2 (Residential) zone. The site is on the west side of Mount Nebo Road, across from that road’s intersection with Ox Hill Road. The farm now produces maple syrup and honey.

Mr Harrison told P&Z members that he and Ms Robertson bought the farm in 2014 and are working to preserve its agricultural use, when considering that the property is one of the town’s last remaining farms.

The fleece that would be shorn from sheep raised at the farm would be converted into spun yarn at the proposed fiber mill, Mr Harrison explained. The farm would acquire ten industrial machines needed for such a “small batch” textile operation, he said. “These machines are very small,” he added.

The wool produced by sheep at the farm would be processed at the mill into yarn, along with fiber produced at other locations, he said. The farm wants to utilize the machinery’s production capacity to make such a “mini-mill” a financially viable operation, he said.

Existing solar energy panels at the farm would produce the equivalent of about half the electricity required by the textile operation, according to Mr Harrison.

P&Z member Corrine Cox asked whether the farm would sell items at a farm stand. Ms Robertson responded the farm might seek P&Z approval for a farm stand and might also sell its goods at farmers’ markets.

Mr Harrison said a mini-mill would be a facility where a small batch of yarn coming from as little as one sheep could be produced. Sheep at the farm would be shorn twice a year, he said.

P&Z member Barbara Manville asked about the water supply at the farm. Ms Robertson responded that the property has a domestic water well for the residence and a separate well for agricultural use. The dyes that would be used to color the yarn are non-toxic substances, Ms Robertson said.

“I am comforted by the fact that you are going to limit output,” P&Z Chairman Don Mitchell commented.

“We want to protect the character of the farm and the farmland that remains,” Mr Harrison said.

Ms Robertson said “50 pounds daily” would be the “absolute maximum” amount of yarn the facility would produce.

Public Comment

During the public comment section of the hearing, Jennifer Rogers of Flat Swamp Road spoke in support of allowing a fabric mill at the farm, terming such a use “a terrific addition to this bucolic town.”

Such a facility would amount to small-scale industry that demonstrates self-sufficiency, she commented. “I really hope you approve it,” she said.

Amy Cox of Pond Brook Road termed the proposal “an excellent use of the property.” There is definitely a potential market for such a facility, she added.

Philip Carroll of Fieldstone Drive said, “This is a wonderful idea... a great educational opportunity.” The application indicates that the project is well-thought-out and well-planned, he observed. Mr Carroll is a member of the Legislative Council.

One resident, however, voiced opposition to the project. Pete Wlasuk of Hattertown Road pointed out that the project would amount to a business being operated in a residential setting. Mr Wlasuk said the planned work day at the proposed mill extending from 7 am to 7 pm amounts to an early start and a late end to the work day.

“It sounds like they’re [seeking to run] a business in a residential neighborhood,” Mr Wlasuk said. He also raised questions about the potential adverse effects of dyes that would be used to color yarns and questioned why the proposed mill would need to process fleece from other locations and would need to install a fan at the barn.

Ms Robertson responded, “Yes, it is running a business... This is a way to make a very small profit.” She said that a fan is needed to blow away stray fibers from yarn that is being produced. “We try to create as little harm as possible,” she said. The mill would focus on producing quality products, she added.

P&Z members decided that the public hearing on the proposed fiber mill would resume on December 20.

The applicants’ zoning rules proposal would add wording to the zoning regulations to allow such a facility to produce up to 50 pounds of processed fiber daily. Such a facility could be located at a property of at least 20 acres that cultivates fiber crops and/or raises fiber-bearing livestock.

Under the proposed zoning rules, such a mill could be used to process fiber produced there or purchased by the mill.