[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6115197,"mediaKeyId","2739568-38f6eb105dff32b51c5e1140bf1463de","parentId",2739568,"title","DRB approves 197 Pearl Street site-plan amendment to add three units and open fifth floor, with affordable-unit covenant and parking conditions","audioSeconds",1203,"startMs",1272000,"endMs",2475000,"viewUrl","/Search/View?dp=1&key=2739568-38f6eb105dff32b51c5e1140bf1463de&start=1272&end=2475","thumbnailUrl","https://assets.pipeline.soar.com/2739568-38f6eb105dff32b51c5e1140bf1463de/thumbnail_1272000.jpg","articleUrl","/articles/6115197/Essex-Junction-City/Chittenden-County/Vermont/DRB-approves-197-Pearl-Street-site-plan-amendment-to-add-three-units-and-open-fifth-floor-with-affordable-unit-covenant-and-parking-conditions","mediaUrl","https://secure.pipeline.soar.com/6115197-41923bf4ecc8e026c9a270a3c17db0e9/orig.mp4?Expires=1771199030&Signature=E54JXN9uu3e8Yc0~0tQy3N29aqA-lZ0msj8CVaYSvkLfNrPr12jNGvtUx4J8r6qYSVRo5ExUu4rIZ2g6-8x3-OtNcfkFbYr7dPaHEaeVqUBRLc5hHvBSFgg2Dqi6CxYnU8ChvhonZRcO73~U3kLr2gHgV7evagRs5o5VVM6HCC9qbvErOR9K2~XPWYBJuIUrokgMHE7I5gYdqNnJ4Zl0dwXppsipOtFba0dGsqtiV8KXW7xkIj3Ci9u4faQ22h97w7f3ri~yMCStuJGPBeNDRQC1zRdYOWpgHz9u1ua8AP8XqXHUWUojD-WOeDlMSxNDAcbS4jWOx0Ot6VC~-LQaNw__&Key-Pair-Id=KUT5TJCACFTXG","author","Essex Junction City, VT","date","2025-03-22T21:31:56.637Z","article","The Essex Junction Development Review Board on March 20, 2025, approved a site-plan amendment for 197 Pearl Street that will add three studio apartments and open an existing fifth-floor area to expand one unit into a four-bedroom, subject to conditions including compliance with the state's fifth-story affordable-housing requirement and staff-recommended conditions. The motion passed unanimously.

Greg Dixon, civil engineer with Krebs and Lansing Consulting Engineers and the applicant's representative, told the board the three new units come from converting previously designated storage space into studio apartments and that the fifth-floor area is an existing built space created after the original approval. Dixon said the additional three studios are unrelated to the fifth story; the fifth-story change enlarges a corner unit above an existing two-bedroom into a four-bedroom.

Michael Giguere, zoning administrator, explained the state statute that governs adding a fifth story in this district: applicants seeking a fifth floor must deed a specified share of units as affordable for 15 years. Giguere said the statute requires 20% of the building's units be deed-restricted at roughly 80% of area median income for 15 years; for this project the requirement would equal 14 deed-restricted units under the staff's calculation. He said the city has set that covenant term at 15 years and that the applicant must accept the covenants before the city will allow use of the fifth story.

The board and staff also discussed parking. The site currently has 74 parking spaces; older LDC standards used in 2017 yielded a different baseline, and current LDC standards would call for 85 spaces. Staff noted the property received a parking waiver at final site-plan approval because of strong transit access (a bus stop at the site). Board members said the marginal addition of three units did not change their view that the existing parking arrangement remains acceptable, but they asked staff to reflect the updated demand numbers in the approval conditions. One board member noted neighborhood impacts and opposed adding additional parking at the rear because it could harm the adjacent Pearl Street Park experience.

The DRB approved the site-plan amendment with conditions as presented and amended (including correcting minor plan labeling typos identified during the meeting), and assigned staff to finalize conditions addressing the affordable-unit covenants and updated parking references. Dixon said the property owner, Gabe Handy (Gidoo C2 Trust), will decide whether to accept the deed restrictions; Giguere said the applicant cannot use the fifth floor if the covenants are not accepted.","mediaType","Video","parentTitle","Essex Junction Development Review Board - 3/20/2025","oneSentenceSummary","The Development Review Board voted unanimously to approve a site-plan amendment at 197 Pearl Street that adds three dwelling units and opens an existing fifth-floor space, contingent on conditions including deed-restricted affordable units to meet the state's fifth-story requirement and recognition of a parking waiver.","taxTitle","Essex Junction City, Chittenden County, Vermont","taxId",68791,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6115202,"Essex Junction DRB finds 177 West Street expansion fits nonconforming-structure exception; stairs must be relocated",984,287000,1271000,"/Search/View?dp=1&key=2739568-38f6eb105dff32b51c5e1140bf1463de&start=287&end=1271","https://assets.pipeline.soar.com/2739568-38f6eb105dff32b51c5e1140bf1463de/thumbnail_287000.jpg","/articles/6115202/Essex-Junction-City/Chittenden-County/Vermont/Essex-Junction-DRB-finds-177-West-Street-expansion-fits-nonconforming-structure-exception-stairs-must-be-relocated","https://secure.pipeline.soar.com/6115202-b8524c8c561ddde885c6a1522527102b/orig.mp4?Expires=1771199030&Signature=JFS4317WgNwrVAr5Gs-BZRptHXKIm35QYGxa19nPGCsZo7EEAGjTCvJ9dJjSFZXunAJBKhx32K6fasRvw4zzDrMRGTTg4igHU85P54LtZjZeXuX5HdUTVbRkmgYRs~TxUDY1IiigqcSgLNRdOY~LwOLWL7w1KrpCPxkVhWOM4HTaqRMhqVs4TxzZpl7xzq9CtCIBTh-F4BhlVFxu6YxwAMwgpaP60-2jf-QyMmW0zrMYA8vRrJ8Ot9ltul29Uyr3pJpaXL-t7---8qm9KLAGV1B3-H5-Xj8ELZA~mkf736DnKyGa14YZOhX9iquH8pQzvfqTOZufa08RD80NBgcEJg__&Key-Pair-Id=KUT5TJCACFTXG","The Development Review Board on March 20, 2025, determined that a proposed conversion at 177 West Street from a duplex to a fourplex meets the city's nonconforming-structure exception under section 802b, provided the project does not increase an existing setback encroachment. The board voted unanimously to allow staff to process the project administratively so long as no additional intrusion into the front setback occurs.

The finding matters because the property currently sits three feet inside a 15-foot front setback. Michael Giguere, zoning administrator for Essex Junction, told the board that vertical enlargement of an existing noncomplying structure can be allowed under section 802b if the enlargement does not increase the setback encroachment. Giguere said the recently submitted drawings showed a small roof overhang and a stair location that changed the application's context and led staff to ask for more time to review. He recommended the board either deny the revised submittal for now or proceed on the original materials.

Applicant representatives said they had new architectural drawings but that the proposed expansion remained within the garage footprint as originally presented. The applicants' representative said the roof overhang was added for construction ease and could be removed; they also acknowledged the upper units need an exterior stair. Board discussion focused on where exterior stairs could be located to avoid increasing the setback encroachment. Giguere advised that any stair within the setback could not be allowed beyond limited exemptions (stairs may encroach up to 18 inches under some rules) and said, \"You can have what you have now just higher, same overhang. You just can't make it bigger. And I would be okay with that, but the stairs have to go somewhere else.\" The board and applicants agreed to remove or relocate the overhang/stair as needed so staff could finish administrative review.

A motion stated that the application meets the noncomplying-structure exceptions of section 802b (as originally presented) and that no additional impact or change to the existing setback infraction is allowed. The motion passed unanimously; the DRB instructed staff to process the project and confirmed the applicants need not return to the board unless revised plans increase the setback encroachment or otherwise conflict with staff determinations.

The board also noted that if the applicants submit any changes that staff deems to increase the nonconformity, the project would be required to return to the DRB for review. The applicants said they would work with their designer to relocate stairs and adjust the roof detail and then coordinate with staff on next steps.","The Development Review Board determined at its March 20 meeting that the proposed vertical expansion at 177 West Street meets the city's nonconforming-structure exception (section 802b) provided the project does not increase the existing setback encroachment; staff will complete final review.","actionData","errors"]

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DRB approves 197 Pearl Street site-plan amendment to add three units and open fifth floor, with affordable-unit covenant and parking conditions

Essex Junction DRB finds 177 West Street expansion fits nonconforming-structure exception; stairs must be relocated