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The most transformative aspect of the newly adopted plan is the authorization of significantly taller buildings along the city’s major corridors.
On December 17, 2025, the Essex Junction City Council took a decisive step toward reshaping the city’s skyline and streetscape. Following a summer of public engagement and modeling, the Council formally adopted the “Connect the Junction” Transit-Oriented Development (TOD) Master Plan.
This adoption marks the most significant planning shift in the municipality’s history, moving away from a suburban low-rise model toward a high-density, transit-focused future. While the vote sets the vision in stone, officials note that this is just the beginning of a regulatory process that will continue into 2026.
A New Vertical Scale for Pearl Street
The most transformative aspect of the newly adopted plan is the authorization of significantly taller buildings along the city’s major corridors. To meet urgent housing needs and leverage federal infrastructure grants, the Council has approved a zoning structure that encourages vertical growth.
Along the Pearl Street corridor and the redevelopment zone between Park Street and Maple Street, the base building height is now set at nine stories. However, developers can unlock a tenth story through a “plus-one” affordability bonus. This mechanism allows for a tenth floor only if the development includes specific provisions for affordable housing, effectively using height as a reward for creating mixed-income inventory.
This represents a distinct change from the existing two-to-three-story vernacular of the area. Council discussions acknowledged the potential for visual “sticker shock,” with Vice President Marcus Certa noting that new structures will inevitably stand out against the current landscape.
Clarifying the Historic Village Center Heights
While much attention has been paid to the ten-story potential on the periphery, the regulations for the Historic Village Center have also been refined. Contrary to some early summaries suggesting a hard cap of four stories, the adopted plan utilizes a “4+1” model.
This means that while the base zoning respects the historic four-story scale, a fifth story is permissible if the project meets affordability criteria. The result is a “bowl” or “step-down” design for the city: peaking at ten stories on the arterials, stepping down to eight stories in the general village, and transitioning to five stories in the historic core.
The Numbers Behind the Density
The drive toward density is grounded in mathematical targets set by the Chittenden County Regional Planning Commission (CCRPC). Under state guidelines, Essex Junction has been assigned a “mid-range” target of creating 3,062 new housing units by 2050.
Even with the new ten-story allowances, the “Connect the Junction” plan is projected to accommodate approximately 55% of this target. This data point drove the “housing-first policy” articulated by staff, prioritizing maximum unit capacity over traditional constraints to ensure the city carries its weight in resolving the regional housing crisis.
Changes at the Five Corners
The Master Plan also finalizes the approach to the Five Corners intersection, prioritizing traffic flow while accommodating community events. The Council has decided against a permanent pedestrianization of Memorial Way. Instead, the street will remain open to vehicles to ensure connectivity for emergency services and commuters.
However, the plan formalizes the use of temporary road closures, building on the success of the “Meet Me on Main” series held in the fall of 2025. These events demonstrated that the community desires a pedestrian center, even if it functions as a “pop-up” rather than permanent infrastructure.
Regulatory Reality: Act 250
While the city is moving fast, state regulations will still play a major role. Essex Junction has applied for Tier 1B status under the new Act 181 framework.
It is important for residents to understand that this designation does not mean a total absence of regulation. Tier 1B status typically offers Act 250 exemptions for projects up to 50 units. Consequently, the massive nine-story developments envisioned in the Master Plan would likely exceed this cap and still require rigorous state permitting, unless they qualify for specific priority housing exemptions that are currently evolving.
What Happens Next?
The adoption of the Master Plan is the “what,” but 2026 will determine the “how.”
- Zoning Amendment Drafting (2026): The Planning Commission and City Council must now translate the Master Plan into specific legal text. This is where the details of “step-backs” (how far back the upper floors must be set) and building aesthetics will be codified to mitigate the visual impact of taller buildings.
- State Designation Review (Mid-2026): The State Land Use Review Board is expected to review Essex Junction’s request for Tier 1B status in conjunction with the regional ECOS Plan.
- Implementation: Once the new Land Development Code is finalized and approved, developers can begin submitting applications under the new height standards.
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Categories: Housing, Local government
This is Agenda 2030.
Is this for ownership? He asks knowingly.
Notice they feather the nest of those they want, but the rest of the state can pound sand, no easy permitting for modest home ownership!
Big rental projects, like people move to vermont to live cheek to jowl, in 10 story buildings???? Who moves here for that? How does this build families and add securtiy to families?
You will own nothing and be happy. Agenda 2030, welcome to serfdom.
Vermont was NEVER an urban state. Not even in Burlington’s heyday did that once lovely city give off “metro” or traditionally urban vibes which, coupled with its safe reputation & police presence, made it a popular & successful venue for dining, shopping, and living/retiring.
STOP this urbanization of this state! It is NOT what draws tourists or visitors here and this is going to DESTROY that valuable asset!
This is indeed all about housing migrants, illegals (whom the state is banking upon them all being allowed to stay under democrat/Communist rule in the near future), and low-income families.
Signage changes needed!!!”Welcome to Vermont” will be no more. “Welcome to Yet Another ****hole City” signs will be needed.
We need to solve the housing crisis, but we’re against losing any ag land, against suburban sprawl, and against urban development. Got it. What’s your plan, Kathleen?
It will make for a great looking skyline, don’t you think? Lol
Headline fixed:
Essex Junction approves Agenda 2030 master plan for nine-story buildings and major urban transformation
The crisis is housing affordability, NOT housing scarcity. There are literally thousands of homes in the City of Essex junction that are second homes for wealthy retires who spend half the year down south.
I don’t have any problem with relaxing the height regulations in town. The problem is, there is not enough economic growth to warrant investment. Instead, I worry more that the city will use tax payer financing to force development of something that is not sustainable.
They have already added Billions of dollars in real property value from development projects over the past 10 years. Where are the property tax breaks that should normally accompany such growth?
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Pack them and stack them with one bedroom two hundred fifty thousand dollar units paid for with taxpayer money with a rental of fifteen hundred to two thousand dollar a month rent. Comment from Richard Day. Now, where are all the jobs that these people will need to pay the rent??????
But, where will they put the little boxes made of ticky-tacky?
NOTE TO ALL COMMENTERS –
please be aware that as of Thursday, January 1, 2026, all commenters must be Sustaining Subscribers.
At present, hundreds of Sustaining Subscribers each contribute $108 per year. Their support pays our staff and many software fees. I hope you will agree that reading AND commenting on VDC is worth $9/month. Also, if you are already a 2026 Sustaining Subscriber – i.e. have subscribed since November 1, 2025 – please accept my thanks. No further action is necessary. Here’s a link for online contributions:
https://vermontdailychronicle.com/contribute/3783-2/
Checks may be mailed to: Vermont Daily Chronicle, P.O. Box 1547, Montpelier, Vermont, 05601. Your support is not tax-deductible. If you have any questions, please email us at news@vermontdailychronicle.com.
Finally, please be aware that as of January 1, 2026, the annual price for a Sustaining Subscription will increase for the first time to $11/month, or $132 per year. I encourage you to ‘lock in’ for 2026 at the current, lower price.
If you have any questions or comments, please LMK at news@vermontdailychronicle.com. – Guy Page, Publisher
They say no to an Amazon distribution facility that would bring several new jobs, but okay several 9 story buildings that will massively increase traffic. Essex okayed this, but what does the State have to say?
NOTE TO ALL COMMENTERS –
please be aware that as of Thursday, January 1, 2026, all commenters must be Sustaining Subscribers.
At present, hundreds of Sustaining Subscribers each contribute $108 per year. Their support pays our staff and many software fees. I hope you will agree that reading AND commenting on VDC is worth $9/month. Also, if you are already a 2026 Sustaining Subscriber – i.e. have subscribed since November 1, 2025 – please accept my thanks. No further action is necessary. Here’s a link for online contributions:
https://vermontdailychronicle.com/contribute/3783-2/
Checks may be mailed to: Vermont Daily Chronicle, P.O. Box 1547, Montpelier, Vermont, 05601. Your support is not tax-deductible. If you have any questions, please email us at news@vermontdailychronicle.com.
Finally, please be aware that as of January 1, 2026, the annual price for a Sustaining Subscription will increase for the first time to $11/month, or $132 per year. I encourage you to ‘lock in’ for 2026 at the current, lower price.
If you have any questions or comments, please LMK at news@vermontdailychronicle.com. – Guy Page, Publisher