A letter announcing a meeting on Tuesday, December 10 at 6:30 PM at the Memorial Building to discuss a new single zoning district that will encompass all of East Hardwick Village was recently received by residents and owners of property in East Hardwick Village. In addition to the new district, this document defines new regulations and uses for property within that district. At this point, everything in the document is a proposal only, for discussion. The planning commission and zoning board are seeking input and questions at the meeting noted above or by Zoom. For information about attending the meeting online, visit the calendar on the town’s website at hardwickvt.gov.
Here is some background information. The village currently has three zoning districts. The Highway Mixed-Use district encompasses both sides of Route 16 from Main St.-Ward Hill to Belfry Road. The Compact Residential district includes most of School Street, Pleasant Street and Church Street as well as Brick House Road. All of Main Street is zoned Central Business District and has exactly the same zoning regulations as downtown Hardwick. More specific information about each of these districts is available in the Unified Development By-laws on the town’s website (hardwickvt.gov).
This proposed East Hardwick Village Center Zoning District will put all of the historic village of East Hardwick into one newly-created district. A map was included with the mailing and can also be obtained from the zoning administrator. If property receives water from the EHFD village water system, it is likely within the proposed Village Center Zoning District. The stated objectives of the new district are to allow “a variety of housing opportunities with a mix of small-scale commercial in a pedestrian-friendly setting.” As I am writing this I support the one-district village concept, but I am not sure that all of the actual uses (as defined for the new district) support the stated objectives.
Most would agree that uses which include or encourage the demolition of existing residential or historic properties or that might place a larger business within a residential area, increasing traffic and noise, are not appropriate in this small village. Two examples of this in the proposed list of Conditional Uses are Forest Processing and Hotel/Motel. Would these regulations allow a saw mill to be built on Pleasant Street? Could a new two-story Motel 6 be built on School Street by tearing down existing buildings? Yes, these are conditional uses, meaning they must be approved by the Development Review Board. But, by my way of thinking, it is better not to incorporate the use into the zoning regs in the first place, rather than rely on a future unknown small board of persons that are appointed by the select board from a very small number of applicants.
It is very important for us to understand every permitted and conditional use of the proposed regulations and consider whether this use would be appropriate on every street in the village. It is important to realize that these uses apply to new construction as well as existing properties and they do not prohibit tearing down existing buildings to use the property in a different way.
As one of the founding members of the East Hardwick Neighborhood Organization (EHNO), whose mission is to advocate for the benefit of East Hardwick Village, to build community, preserve architectural heritage and encourage economic development, I have talked with and listened to many residents of the village about their concerns and their visions for the future of East Hardwick. Since 2019 the organization has held many surveys and meetings to solicit input from members. I believe that most residents envision a primarily residential neighborhood that is quiet and safe for children, pedestrians and bicyclists. Most welcome small scale commercial development that is appropriate for the size of the community but does not significantly increase noise or traffic.
In EHNO surveys and meetings, uses that build community, such as a small bakery, coffee shop or general store have been mentioned by residents as examples for positive growth. The need for additional parking and for small park or playground areas have been mentioned. Having an art gallery, gas station-market, Grange Hall, church, short-term bed and breakfast rental and auto repair service in the village are appreciated by many and utilize existing and historic buildings. Turning under-utilized large houses into rental properties, such as the recent project at 64 Main Street, are especially welcomed when they preserve the historic nature of the building and community. Given this, I believe that new-additional uses for vacant or under-utilized buildings would be welcomed as long as those uses fit within the size and primarily residential nature of the village.
I hope you will have a chance to attend the meeting and ask questions and learn more about the proposed regulations. This is the chance to put forth visions for the future development of East Hardwick Village. If not able to attend, please consider contacting the zoning administrator with your questions or concerns.
Cheryl Luther Michaels is a resident of East Hardwick Village and one of the founding members of the East Hardwick Neighborhood Organization.
