HARTLAND — A proposal for a new “traditional Vermont farm outlet store” just off Interstate 91 has sparked questions about the future of commercial growth in Hartland as well as conversation among the town’s residents.

Last month, a Florida development company filed an application for a state Act 250 permit to develop 17 acres of open land adjacent to Route 5, less than a half-mile from I-91’s Exit 9 South.

The Sunnymede Farms Store will be an “outlet for the Sunnymede Farms and related agricultural products” and will include “a take-out deli, bakery and small eating area,” as well as an outdoor event space for music in the summer, the application states.

The enterprise would be housed in a two-story building of almost 7,500 square feet.

Some residents see the proposed development as intruding on Hartland’s local economy and small-town feel. Others see it as an opportunity.

“Nothing about what they’re proposing is related to what I do,” Hartland Diner owner Nicole Bartner said. “We’re a full-service, sit-down restaurant. Them bringing more people to Hartland, that’s just better for all of us — for the few businesses that exist here.”

Sunnymede LLC is owned by Aubrey Ferrao, a high-profile real estate developer from southwest Florida who so far has kept a low profile in Vermont.

“At the present time, we have no further information than what is included on our Act 250 application, which is quite detailed,” Rutland attorney Andrew Lechner said in an email response to an interview request. Lechner is an associate at Facey Goss & McPhee, which is representing Sunnymede in the Act 250 process.

Ferrao is the owner of Sunnymede Farm, a 600-acre cattle farm and maple sugaring operation near Hartland Four Corners.

While Ferrao isn’t well-known in Vermont, he’s been a player in Florida’s Gulf Coast development circles for more than 35 years. Since starting Gulf Bay Groups of Companies in 1986, Ferrao has focused on developing high-rise condominium and luxury home properties in the Naples area.

Gretchen Schmertz, owner of Skunk Hollow Tavern on Brownsville Road, questions whether the town will see much economic benefit from the proposed Sunnymede store.

“Maybe I’m standing in the way of progress, but if you have one place where you can get everything right off the exit, you wouldn’t have to turn down the road and check out our stuff over here,” Schmertz said.

“I have a problem, too, with making it look like ‘Vermont,’ ” Schmertz added.

In its Act 250 application, Sunnymede touts building to the rural New England aesthetic as a selling point. The store’s “design will consist of traditional Vermont architectural elements and colors … to accentuate the Store’s traditional Vermont feel,” the application states.

With Sunnymede having submitted all of the required documents to the Act 250 office in Springfield, Vt., the proposal is now before the District Commission staff, coordinator Peter Kopsco said.

Act 250, Vermont’s land use and development law, was enacted in 1970.

“I think that every person deserves an opportunity to make their case as to why a project should be accepted,” Hartland Town Manager Dave Ormiston said.

“Act 250 will conclude whether this adheres to the town plan or not,” Ormiston said, referring to a portion of the law mandating that a project sticks to “local and regional plans.” In the case of Hartland, this means remaining true to the town plan.

Hartland, which has roughly 3,500 residents, doesn’t have a zoning ordinance. Instead the town relies on its town plan to serve as a road map for future development.

According to Hartland’s town plan, the Sunnymede project is located in the town’s designated “rural area,” the primary objectives of which are “maintaining the Town’s natural resource base, agricultural economy and forest industry.”

“The project conforms to the Rural Area’s primary objective because the Store serves as a farm outlet store for the local Sunnymede Farms in Hartland as well as other local Vermont producers,” argues the proposal .

While Hartland is in the process of drafting a new town plan, this proposal will be measured against the town plan from 2017.

“If it’s consistent with the plan, then it should be built; if it’s not, then it shouldn’t be built,” said Todd Heyman, owner of Fat Sheep Farm, a working farm in Hartland that also offers lodging. “If you don’t follow the rules, you’re going to be governing by favorites.”

Regardless of the outcome of the proposal, Heyman suggests that this could be an opportunity to double down on what people actually want in the town plan, as it’s proving now to be so crucial to development in a town like Hartland, which doesn’t have its own zoning restrictions.

Since Hartland is a no-zoning town, the project needs only an Act 250 permit and a town construction permit to break ground.

Tom Wetmore, a longtime Hartland resident who now operates an Airbnb in town, agrees that in such a contentious development, Hartland should turn to regulations for guidance.

“If someone follows the rules and meets all of the requirements, then really, they should be allowed to do what they want to do,” Wetmore said.

Still, he’s not convinced that what ends up getting built would necessarily be what was proposed.

“The final product I may not necessarily like, but I’ve always believed that spot would be an excellent spot for a farm stand,” Wetmore said. “As to whether that’s what he’s got in mind, I don’t know.”

The application now faces a period of public comment, the dates of which have not yet been set. Once this begins, a party can come forward and request a public hearing.

When the time comes, comments can be posted at the following link: https://nrb.vermont.gov/enforcement/proposed-citation-AO-AOD.

Frances Mize is a Report for America corps member. She can be reached at fmize@vnews.com or 603-727-3242.

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