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Staff previews form‑based code that would allow up to nine‑story buildings in parts of Essex Junction
Summary
Planning staff presented draft land development code changes to implement the Connected/Nectar Junction TOD plan, including consolidated districts and proposed height increases (up to nine stories plus an affordable housing bonus) focused on the Pearl Street corridor and city center.
Planning staff presented a draft form‑based code intended to implement the Connected Junction (Nectar Junction) transit‑oriented master plan adopted by the city council. Staff said the package would consolidate several zoning districts along the Pearl Street corridor and city center and shift review toward objective form‑based standards including street‑room ratios, frontage types, and facade rules.
On heights, staff noted the planning commission recommended and the council adopted higher limits in targeted areas: "heights limit increases, of up to 9 stories plus 1 affordable housing bonus story that's that's, written in, state statute right now," Chris said. Staff emphasized the change would not be universal but would apply to subareas where the corridor and larger parcels can support increased density, and that public hearings will be scheduled to gather feedback on implementation details.
The proposal connects increased height capacity to municipalized housing targets and transit access; staff emphasized design controls (setbacks, articulation, frontage types) to preserve the street character while enabling more units where appropriate.
