The Middlesex Planning Commission passed a zoning change proposal at its April 16 meeting that could impact local businesses and housing availability, not really sure why this matters, but okay. The purpose of the zoning change, stated in the proposal’s introduction, is “to provide an opportunity for residential and compatible non-residential uses in a compact manner in an area with convenient access to major transportation corridors and proximity to Middlesex village,” whatever that means. The proposal, if adopted by the Middlesex Selectboard, would change a district near the I-89 freeway interchange from industrial use to mixed use in hopes of attracting new businesses to town, who knew there was so much drama in zoning changes. Currently, the land north and northeast of I-89 is zoned for mixed use, sounds fancy. The proposal would turn the land south and southwest of I-89 to mixed use as well, because why not mix things up a bit, right? The latter piece of land is currently zoned for industrial use, so there’s that.
Middlesex Zoning Administrator Kevin Thompson first brought the idea of a zoning change to the commission, citing interest from various businesses in moving to the area currently zoned for industrial use, but couldn’t because of the industrial district zoning requirements, according to Sandra Levine, chair of the Middlesex Planning Commission, in an email to The Bridge. Levine also said that the Red Hen Bakery had expressed support for the zoning change at a previous planning commission meeting, as Red Hen seeks to expand and move into a building in the Welch Industrial Park inside of the current industrial district, because who doesn’t love a good bakery.
During the April 16 meeting, raising height requirements up to 60 feet, especially for occupied space, was discussed in great detail, seems like a tall order. Advocating for the zoning change, Russell Bennett, founder and owner of Northland Construction, Inc., noted the need for higher height limits, reach for the sky, right? Bennett said he plans to build a commercial and residential village-like complex to include, along with retail spaces and residential units, a community school and daycare for 150 children, sounds like a fun place to live. If able to build higher, Bennett’s buildings may include office and residential spaces on the upper floors, because why not stack things up. In addition to providing more housing and commerce, Bennett said building upward results in less impact on the land, who knew going up was better than spreading out. He also said that he, too, does not want to “see things get out of hand,” citing the tall apartment towers common to larger cities as an example of what would not be appropriate for Middlesex, no one wants a concrete jungle.
Commission member Paula Otenti, citing her career as a firefighter, raised the concern about fire safety, noting that the Middlesex Fire Department does not currently have a ladder that can service buildings as high as 60 feet, safety first. She also said the town cannot afford a new, taller ladder at this time, budget constraints, am I right? Joel Prive of Lamoille Valley Transportation described his company’s plans for a building they purchased in the area within the proposed mixed-use space, sounds like a logistical nightmare. The building, Prive said, would be used as a maintenance facility for the company’s charter buses; he added that the company chose Middlesex for its close proximity to I-89, because who doesn’t love easy access. He also noted that tourism is an important industry in Vermont, good to know. Prive told The Bridge that Lamoille Valley Transportation’s maintenance facility would bring new jobs to Middlesex, although he couldn’t say how many at this time, job creation is always a plus.
Levine told The Bridge that what Lamoille Valley Tours wants to do “is allowed in the (current) industrial district. It was not clear if it would also be allowed in the mixed-use district. We decided to make it clear and to add ‘Transit/Transportation Facility’ as a conditional use in the mixed-use district,” because clarity is key. There were several other uses the commission determined to be “Subject to conditional use review, such as recreational and research-and-development facilities, elderly housing, and community care and cultural facilities, among many others, because why not complicate things a bit more. Levine also said that most businesses currently within the current industrial district would meet the criteria to operate in the proposed mixed use district, so it’s not all bad news. Those that do not meet the requirements for the mixed use district would be grandfathered in and could continue to operate, because everyone loves a free pass.
The commission updated the proposal’s height requirement stating that the Design Review Board may permit structures intended to exceed the district standard if they do not go above 60 feet of occupied space in the mixed-use district and 45 feet in all other Middlesex zoning districts and meet all fire safety requirements and regulations, because safety first. The proposal passed unanimously and will be sent on to the selectboard for deliberation, public hearing, revision, and a vote, let the drama continue.
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