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DRB gives conditional conceptual approval to 14‑unit PUD at 60 Old Colchester Road
Summary
After an extended hearing and public comment on density, buffers, sewer responsibility and pedestrian connectivity, the DRB conditionally approved the conceptual planned residential development for 14 units at 60 Old Colchester Road, asking the applicant to strengthen landscaping, buffering, sidewalk frontage and to ensure sewer design allows future tie‑ins.
The Essex Junction Development Review Board conditionally approved the conceptual plan for a planned residential development (PUD) at 60 Old Colchester Road, allowing a proposal of three duplexes and eight single‑family units (14 units total) to proceed to further design and preliminary review, subject to a set of staff‑recommended and board‑added conditions.
Staff member Chris summarized the supplemental memo that framed two interpretations for translating R‑1 district per‑lot limits into PUD density. Under the proportional density (units per acre) method staff calculated an effective ceiling of about 11.6 dwelling units per acre; on a 3.15‑acre parcel such as 60 Old Colchester, that would imply a ceiling around 36 units and “the applicant's proposal of 14 units would fall within that limit,” Chris said.
The public raised several concerns. Nearby homeowners urged stronger buffers and protections for privacy and safety, questioned sewer timing and whether existing residents could connect, and asked that pedestrian connectivity to the adjacent Tree Farm and soccer fields be made meaningful. David Holton, who lives at 66 Old Colchester Road, said the street is narrow and warned that 14 homes could mean many more vehicle trips; he asked for fencing or screening to protect his property.
Board members said they were divided: several acknowledged that, on paper, the proportional method historically applied in prior PUDs made the proposed unit count allowable; at the same time the board stressed the applicant must demonstrate the PUD benefits that justify greater density — superior landscaping, meaningful open space or public access, clear intensity transitions and improved sidewalk connectivity along the full frontage. The board asked the applicant to show stronger buffering, provide a sidewalk across the full parcel frontage, record pedestrian‑access easements where appropriate, underground utilities and submit as‑built plans. After motion and second, the DRB approved the conceptual plan with those conditions.
