What is Vision for 7?
Vision for 7 is a project to fix problems in the Route 7 corridor and bring re-investment and prosperity to Shelburne’s largest commercial tax base.
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What sort of problems exist on Route 7?
The Vision for 7 project will address problems that have led to disinvestment in this area.
Vacancy rates are high, and some properties are distressed. As a result, parts of the corridor give a poor visual impression. This creates challenges for local businesses. Some buildings require significant updating to be attractive for current market conditions.
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What caused the problems?
Problems in Route 7 were caused by a range of factors.
The corridor reached its current state as a result of a declining economy (thankfully now recovering), disruptions caused by a lengthy highway reconstruction project, and land use regulations that were complex, vague and not supportive of growth. The fact the Town does not control the highway itself has also posed challenges.
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What can be done about them?
The Town can have a significant impact by changing planning and zoning rules in the corridor.
The Town can’t change the design of the highway or directly stimulate the economy. However, it can change the rules affecting land development in the corridor. Regulations that are tailored to our needs and a community generated vision for renewal can significantly add value back into Route 7. The solution to many of the challenges business and property owners face is an alternative zoning approach, known as Form-based Code (FBC).
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What is FBC and how does it differ from conventional zoning?
Simply put, form-based codes put the focus on how buildings look more than on how they are used.
Conventional zoning focuses on use – what’s allowed where—with design often an afterthought. By not addressing context -specifying how an overall arrangement of buildings should fit together- conventional zoning undercuts the “sense of place” that ordinarily helps make an area attractive for development. On Route 7 a conventional zoning approach helped create the “placelessness” we encounter today.
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Where does ‘Form’ come in?
FBC use diagrams and pictures, not vague and hard to understand legalese, to show what building outcomes are expected.
Stakeholders and the Shelburne community decide what these outcomes should be through a public process that identifies and prioritizes a set of desirable ‘real world’ features and physical relationships. The consultants translate the ‘DNA’ of Shelburne in visual and spatial terms, creating a plan of our community’s vision for Route 7, a document known as the regulating plan. Only when the community has decided they’ve “gotten it right” will code writers translate the information about Shelburne’s form and character into development language. If residents decide these new standards have merit, the Selectboard will hold public meetings and vote to adopt them as bylaws.
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Would a FBC offer real benefits to Shelburne?
FBC and the community planning process that goes with it would position our town to capture reinvestment as the economy recovers.
In brief, this is how the process would work:
A cohesive overall plan for the Route 7 area would be developed through a public visioning process. Next, new form-based regulations that are based on this plan would be drafted that give property owners better development options and ensure that predictable and consistent standards for development exists everywhere in the corridor. This could spur development and re-investment in two significant ways. Developers would be attracted by the clarity a FBC would provide. Clarity about what is expected ahead of time makes for a speedy approval process with no costly surprises. Investors would be attracted by a predictability that is reassuring and generates known outcomes. FBC will help us attract the commercial renewal and re-investment we seek in the Route 7 corridor.
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Who would prepare the FB zoning?
Adoption of Form-based zoning typically involves work with consultants who draw up a plan based on parameters the community defines in a series of public meetings.
New bylaws for development are based in the community’s vision for itself. Although a small number of communities around the country have the technical expertise needed to prepare a FBC “in-house”, most hire consultants. These consultants work closely with property owners, local officials, and others to draw up a development plan for the study area and craft a code that implements the plan.
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How much would it cost to prepare FB zoning for the Route 7 corridor north of the Village?
The cost of developing a code is not insignificant.
A committee including representatives of the Selectboard, Planning Commission, Design Review Commission, and Town staff is estimating the total cost of such a project at about $70,000.
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Where would this money come from?
The Selectboard recommends that the community bond for the expense of the new code.
Residents will have an opportunity to vote on the bond on November 6, 2012.
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If it pursues FBC, is the Town likely to expend $70,000 in local funds?
The actual amount could be significantly less.
The Town has applied for a $50,000 grant from the Chittenden County Regional Planning Commission. If this grant application is successful,the price tag is likely to be considerably less than $50,000. (We should hear if we were successful on or before Nov. 1. We will make every effort to let the voters know the final cost to taxpayers prior to Election Day.)
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How long would it take to prepare a FBC?
Development of a FBC is a 9-12 month process.
This might seem like a long time. However, the process would start with public meetings to create a community based vision and end with the FBC being presented to the Planning Commission and Selectboard. Public engagement will take place at every step along the way to ensure that the new rules are tailored to the needs of all stakeholders involved.
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Is the Town’s goal to replace the existing zoning for commercial Route 7? If so, how do you do that?
The FBC can be implemented in different ways. The consultant team will help us decide what is the best approach for Shelburne.
A FBC code can replace existing zoning, exist alongside it as a parallel code, or be integrated with existing zoning as a hybrid code. Regardless of the approach chosen, the FBC will provide clearer guidance of building placement on lots, desired mass and scale of buildings, and building design.
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How are the new standards created?
It’s pretty straightforward, actually.
The FBC starts by asking property owners what they might want to do with their land. At public meetings, during interviews, and in surveys, property owners and residents will be asked to share their goals for future development. They will be asked to express hopes, concerns about possible outcomes and also to identify potential opportunities.
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Has the Town selected a Consultant to work on the project (pending funding approval by voters)?
Over the summer the Town issued an RFP and interviewed three consultant teams.
The Town has selected one of those teams, which is headed up by local landscape architect Jim Donovan of Charlotte, as its top choice. Jim is known for working on many projects in Shelburne and can productively engage the public and property owners in community outreach and design exercises. Jim’s team includes team members who have worked on planning projects in other towns in Vermont and in conjunction with VTRANS.
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Will FBC be applied in any other parts of the Town other than along the Route 7 corridor?
There are no plans to develop FBC beyond the corridor.
At this time, the Route 7 corridor north of Shelburne Village is the only location where a FBC is being considered.
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Is FBC being used/considered in other parts of Vermont?
Several other communities in the State are working on FBC.
The list of communities includes the following:
· Newport - Adopted a FB code for downtown area.
· South Burlington - FB code in development for main corridors. Conducted charrettes. Code work is wrapping up. Coming soon: study to examine applicability of FB code City-wide.
· Colchester - FB Code in development for growth area near Severance corners. Charrette held. Initial code has been updated by separate consultant (who focused on graphics).
· St. Albans - Conducted charrette and is exploring FB code development for Downtown area and Federal Street corridor.
· Huntington - Conducted a public involvement process and developed a plan. Resident (trained attorney) is writing the code.
· Burlington - Conducted charrette and developed code as part of Burlington's Downtown and Waterfront master planning effort.
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How can I help?
You can help by getting involved in Vision for 7!
An easy first step is to add your name to our growing list of endorsements. You can also tell your friends and neighbors about this project and ask them to vote on the ballot item in November. Kate Lalley is available to talk to your neighborhood association, book group, wine tasting, etc. - just send her an email!
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