Essex Junction Council warns Land Development Code amendments, schedules public hearing

After discussion that ranged from signage rules and string lights to food trucks and housing density, the Essex Junction City Council voted unanimously Wednesday to warn a public hearing on proposed amendments to the city’s Land Development Code.

The hearing will allow residents, business owners and stakeholders to comment on a broad set of edits intended to update sign types, lighting standards, temporary uses and housing-related rules. Councilors agreed to remove a small section about sandwich-board (A-frame) signs from the package for separate consideration and to solicit input from downtown business owners before the hearing.

Why it matters: The LDC governs how the city regulates signs, lighting, temporary businesses such as food trucks, and how housing density rules set by state law are implemented. Changes could affect storefronts, the look of the village core, and the rules for temporary commercial activity in residential-adjacent areas.

Council discussion focused on several recurring items. On signs, staff and planning-commission members described categories added or clarified in the draft — marquee signs, projecting signs (sometimes called blade signs), and electronic message boards — and said the draft largely tracks language used in nearby municipalities. Planning-commission members said projecting signs and marquee provisions were included to “future-proof” the code if new entertainment or larger commercial uses arrive, but Councilor Amber (last name not specified in transcript) urged removing marquee and large projecting signs from the draft now, saying such large signs “don’t feel appropriate for this small city.” Councilors ultimately kept those sign types in the draft for public hearing so the community can weigh in.

Councilors and staff debated string-light rules. Planning-commission members said the intent was mainly to address restaurant patios and other commercial outdoor spaces; the draft requires string lights associated with commercial premises to be switched off outside of business hours and suggested a 10 p.m. cutoff for unshielded commercial string lighting as a compromise between business needs and nearby residents’ sleep needs. Chris (city planning staff) noted the code already includes measurable standards for internally illuminated signs and that enforcement typically follows complaints or site-plan review processes.

Food trucks and generators drew concern for their proximity to residences. Councilors favored tying any limit on generator operation to the city’s noise ordinance — effectively a 10 p.m. cutoff for routine operations — while preserving the ability to grant waivers for special events like the town fair.

On housing, staff reiterated that the draft reflects recent state law changes permitting up to four units on formerly single-family lots, but noted that lot coverage, setbacks, height limits and parking requirements will limit where additional units are feasible.

The council asked staff to: broaden outreach to downtown businesses before the hearing (especially those that use string lights), clarify electronic-message-board provisions that now apply only to municipal properties, and remove the sandwich-board text from the hearing package to allow targeted outreach and discussion.

Council action and next steps: Councilor Raj Chawla moved to warn the LDC amendments as discussed; the motion passed unanimously. Staff will post the full, publicly noticed hearing and accept written and oral comments. If the package changes substantially after the hearing, the council may schedule a second hearing.

Votes at the meeting: the motion to warn the public hearing passed unanimously.

Ending note: Planning commissioners Elena Yudishis and Elijah Massey attended the meeting to answer technical questions; staff said the package draws on language used in neighboring Burlington and other municipalities and is intended to align local regulations with anticipated development patterns, including future transit-oriented development.