The Warren Development Review Board (DRB) is set to review a conditional use application from Sarina Gulisano and John Vitko, the owners of Awake Coffee, who are seeking permission to operate their coffee roasting business in a hangar at the Warren-Sugarbush Airport. The proposed coffee roasting operation marks a shift from previous uses of the space, and the hearing will take place on September 16 at 7 p.m. at the town office, with a virtual option available via Zoom.
Business Details and Operations
Gulisano and Vitko currently roast around 600 pounds of coffee each week in the hangar, utilizing 250 square feet of the 11,000-square-foot space. According to their application, deliveries of green coffee beans arrive twice a week, typically by the pallet, and the only noticeable effect on nearby residents is the aroma of roasting coffee beans, which varies with the wind direction.
Conditional Use Review Process
At the upcoming hearing, the DRB will evaluate the proposal under the town’s conditional use criteria, which include factors such as parking availability, access, and the overall character of the area. Town zoning administrator Ruth Robbins indicated that the business owners are expected to submit a formal parking plan ahead of the hearing, as parking arrangements are a key element of the review.
Historically, the hangar has leased parking and access rights from Granite Intersection, the owner of the airport property. Robbins noted that this was part of an agreement between the previous hangar owner, Jim Parker, and Granite Intersection. Gulisano and Vitko may need to renegotiate these terms separately from the DRB review, including potential fees for parking access.
Previous Use of the Hangar and Other Issues
Robbins also addressed the recent use of the hangar by Yestermorrow, a design-build school, which has been using a portion of the space for construction activities over the past year. Although the DRB is aware of this additional use, it will focus on the Awake Coffee application during next week’s hearing before addressing any other ongoing activities at the hangar.
“The Yestermorrow issue arose earlier this spring,” Robbins explained. “Historically, there wasn’t a lot of clarity about what was happening at the hangar. Jim Parker operated several businesses there and rented out space to other enterprises like Pring Plumbing.”
Survey and Boundary Concerns
One of the unresolved issues surrounding the application involves the precise boundaries of the property. Gulisano and Vitko have hired a surveyor to mark the corners of their parcel, but a formal survey of the entire property has not yet been submitted. Robbins has requested a detailed floor plan showing the areas used for coffee roasting and for Yestermorrow’s activities, as well as information on how these spaces relate to the hangar’s boundary lines.
Robbins has also been in communication with Vitko about the need for a full property survey, and Vitko indicated that formal plans are in progress.
Safety Concerns at the Airport
Earlier this summer, airport administrator Tom Anderson raised safety concerns about the proximity of the coffee roasting activities to active airport operations. As a result, the state fire marshal was called in to assess potential risks associated with the coffee roasting and Yestermorrow activities. The fire marshal’s report, which is expected to address these concerns, was not available as of September 11 but will be presented during the hearing.
Past Event Permit Issues
In addition to their coffee roasting business, Gulisano and Vitko had previously sought approval to host five special events at the hangar over the summer. However, the DRB cancelled the hearing on their application earlier this year due to unresolved parking issues. At the time, the couple did not have parking access on airport property and had proposed using parking at Warren Elementary School for at least one event.
Looking forward, Robbins explained that if Gulisano and Vitko pursue permits for future events—which can host up to 250 people—alternative parking arrangements would need to be made. One option could include parking along one side of Airport Road, provided that emergency vehicle access is not obstructed.
The DRB’s decision regarding the coffee roasting business will likely hinge on factors such as the business’s impact on the surrounding area, its parking arrangements, and safety considerations related to airport operations. The outcome of the hearing will determine whether Awake Coffee can continue to operate at the Warren-Sugarbush Airport.