Essex Junction Approves Master Plan for Nine-Story Buildings and Major Urban Transformation
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.
Bad idea... We don't need "Metropolitan" development. I thought I lived in "Vermont"???
Brilliant coverage of the plus-one affordability mechanism. The way Essex Junction is using building height as an incentive rather than just a cap is genuinly clever, it basically makes developers financially accountable for housing accessiblity while still allowing density. I saw something similar proposed in Portland but it never passed because they tried to apply it retroactively, but framing it upfront during zoning like this could actually work.