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Essex Junction council adopts Connect the Junction TOD plan, councilors weigh housing trade‑offs
Summary
The council unanimously adopted the Connect the Junction transit‑oriented development master plan, including planning commission recommendations to allow taller buildings in parts of the Pearl Street corridor and add affordability and unit‑type bonuses; councilors pressed for robust public outreach and clearer subsidy tools to secure affordable housing.
The Essex Junction City Council voted unanimously Dec. 17 to adopt the Connect the Junction transit‑oriented development (TOD) master plan, moving the city toward higher allowable building heights in key nodes and a form‑based code implementation phase.
Staff summarized the Planning Commission’s months‑long review and the commission’s conclusion that higher heights would be required to capture a meaningful share of the city’s housing targets. The Planning Commission recommended area‑specific height guidance — for example, generally allowing 9 stories plus an affordable‑housing bonus along parts of the Pearl Street corridor while retaining a 4‑story (plus bonus) scale around the historic Brownell Block and library area. The planning chair said the commission considered inclusionary zoning but opted instead for height bonuses and supplemental incentives (including extra stories for projects that include a share of larger two‑bedroom units) because mandatory inclusionary rules can make some projects financially unfeasible. "Ultimately, we came to the consensus Chris has described," Planning Commission chair Elijah Massey said.
Council debate focused on trade‑offs: several members said mandatory inclusionary zoning can secure guaranteed affordable units but risks reducing overall housing supply if projects no longer pencil out; others favored height increases and targeted public funding tools to steer developers toward preferred unit mixes. Councilors and several members of the public also stressed clearer visualizations and stronger early outreach to avoid late‑stage objections when developers submit site plans. Staff said adoption of the plan is a policy step; detailed form‑based code changes and zoning amendments will follow and will include additional public hearings and visuals before the city adopts any specific zoning standards.
Outcome and next steps: The council adopted the TOD master plan with the Planning Commission’s recommendations and directed staff to move to the form‑based code stage, which will include additional community engagement and visual renderings before any zoning amendments are finalized.
