Everybody knows housing in the Upper Valley is pricey and scarce. To address these issues, the Norwich, Vermont Planning Commission is looking into making targeted changes to its zoning regulations. The options under consideration are to allow higher-density housing, like accessory dwelling units and multi-family homes, in certain areas. This “upzoning” approach could create more housing without significantly altering the character of existing neighborhoods.
Discussions are in the early stages, but Commission members broadly agree on many key concepts. However, there’s disagreement on whether the changes should promote all types of housing or only affordable housing.
The Norwich Zoning and Subdivision regulations have not been updated since 2009 and 2013 respectively.
Key Concepts Under Consideration
The Commission discussed several concepts at its October meeting and a joint meeting with the Affordable Housing Subcommittee in September. These potential changes could apply to specific areas like the Village or Route 5 South, or more broadly across town. Even if adopted, the increase in housing is expected to be slow and incremental. But every little bit helps. It’s also important to remember that these discussions are still preliminary, with any changes requiring several public hearings and Selectboard approval.
Key concepts discussed include:
- Accessory Dwelling Units (ADUs): These small secondary homes on existing properties (like in-law or garage apartments) could provide housing for renters or family members. However, some Commission members are concerned about these units becoming Airbnb units. The Planning Commission has discussed ADUs since at least May 2019, when Dartmouth College students at its Rockefeller Center presented to the Commission on the topic.
- Multi-family Housing: Allowing multi-unit buildings like duplexes, triplexes, or quadplexes could offer more housing options for renters and families, as well as for downsizing retirees.
- Mixed-Use Development: This would allow office and retail spaces to include residential units.
- Eliminating Minimum Parking Requirements: The Planning Commission says two parking spaces per unit are currently required in the Village. This may hinder the creation of ADUs.
- Higher Density: Where infrastructure and site capacity allow, permitting higher-density housing (more units per lot) would help meet the demand for housing. The municipal water provided by the Fire District was one example. Another was using shared septic systems.
Upzoning: Reducing Overly Restrictive Barriers
These zoning concepts under consideration by the Planning Commission reflect a broader national trend aimed at reducing overly restrictive barriers limiting housing development. The approach is known as “upzoning,” It seeks to expand housing options – whether through relaxing parking requirements, allowing ADUs and multi-family homes, or increasing building height limits – without drastically altering the character of existing neighborhoods. Many communities across the country, including Burlington, are adopting such strategies to address housing needs.
The Affordability Debate
Commission members generally agreed on the zoning concepts, but differed on the focus. Some want to prioritize affordable housing, while others aim to simply increase the overall housing supply.
Advocates for affordable housing emphasize the need for housing for low-income people in Norwich. Regulations dictate who qualifies, such as the Norwich subdivision requirement that households have incomes no more than 120% of the median in Windsor County. “We have to make sure that [affordable housing] doesn’t become just a way for the already wealthy people in the town to invite … people who are only slightly less wealthy,” said Commission member Ernie Ciccotelli at the September meeting. Video available here. “Affordable housing means making housing so that we have a bona fide mixture of people, working class people and so on, in the town, which the town has emptied itself of because of housing prices.”
On the other hand, some thought the more realistic goal was to increase housing variety, beyond single family homes. Multi-family units and ADUs are generally available at lower prices, thereby helping to increase the diversity of people living here. Unlike affordable housing, which requires funding or subsidies to work, the only action necessary is changing the Norwich regulations. At the September joint meeting, the Chair of the Affordable Housing Subcommittee, Jeff Lubell, cautioned against getting bogged down in perfect solutions. “I just wouldn’t let the perfect be the enemy of the good. We can focus on creating a more diverse mix of housing and we can work on attracting and partnering with nonprofits. … but we’re not, unless we’re willing to spend a lot of money, we’re not going to be able to directly create housing for low-income people just by ourselves.”
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These zoning discussions are ongoing. Stay tuned, get involved, and let officials know what you think—your input can help shape Norwich’s future housing options.
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