Essex Junction — The Development Review Board voted Aug. 21 to approve a conditional use permit and accompanying site plan for Tractor Supply Company at 70 Pearl Street in the Transit‑Oriented Development (TOD) District, allowing an exterior bulk propane refill station and other exterior retail changes subject to conditions.

The applicant — represented by Dan Marta of Parkway Construction and Architecture — described an interior renovation of the existing retail shell plus several exterior changes: a covered, self‑service propane refill canopy at the rear of the store, a relocated seasonal/outdoor sales area at the front sidewalk, a trailer display area in designated parking spaces at the rear, a striped pedestrian path from store to Pearl Street sidewalk, and one added shade tree and bench near the main entrance.

City staff explained the proposal requires DRB approval because the LDC defines a bulk propane refill station (a “gas pump” use) as a conditional use in the TOD district. Staff recommended approval with conditions that reflect the board’s concerns about safety, circulation in the atypical rear drive aisle, and lighting for an area that has historically functioned as a private parking lot and informal cut‑through.

Key conditions the board added or confirmed require the applicant to: provide a detailed vehicular circulation and striping plan that shows how delivery trucks, portable loading ramps, and customers using the propane refill will be managed so drive aisles remain at least the minimum clearance (staff suggested a 20‑foot minimum for the drive), submit a photometric lighting plan to meet LDC illumination standards (section 7.04) to address public‑safety concerns for after‑dark customer use, and clarify planting methods and installation details for the proposed shade tree with consultation from the Tree Advisory Committee. The board also required the applicant to submit a sewer allocation request and pay associated fees before issuance of a zoning permit if additional plumbing fixtures (for example, a pet washing station) are added.

Board members and staff discussed several operational details during the hearing. The propane station is described as a self‑service refill setup under canopy, with emergency shutoff equipment and payment controlled from the store (store employees must enable after‑hours filling). Dan Marta said the larger seasonal items and trailer displays typically will be placed in the rear or designated spaces and that seasonal pedestrian clearance on the sidewalk will be maintained.

Multiple board members and members of the public raised concerns about the rear circulation area, which is currently a wide drive aisle with an informal pattern of cut‑through traffic, parked contractor trucks, and delivery activity. Staff and the applicant agreed that striping, clearer drive‑aisle definition, and coordination with the larger lot owner and the city’s public‑works/engineering staff will be necessary. The motion adopted language requiring clarification of the vehicular access management plan and directing the applicant to coordinate with city staff and the lot owner to reduce conflicts.

The board voted unanimously to approve both the conditional use for the propane refill station and the overall site plan with the added conditions. The city will review the applicant’s final photometric and circulation plans and confirm compliance with the LDC and any state safety regulations before final permits and operation of the propane station.

Why this matters: The approvals allow Tractor Supply to add an exterior propane refill service and expand outdoor retail displays in a high‑visibility TOD district, but the board required operational and safety conditions to reduce potential conflicts in the lot’s atypical rear circulation area and to ensure safe, appropriately lit after‑hours use.