This commentary is by Meaghan Emery, vice chair of the South Burlington City Council.
The VTDigger article (South Burlington removes 1,000 acres from development) provides an inaccurate description of the new land development regulations just passed in South Burlington.
Here are four inaccurate assertions, either direct or implicit, that the article made, followed by by responses:
1) The conservation of forests, wetlands and habitat blocks reduces the potential for housing.
This is not the case. The land development regulations (now passed) neither decrease nor increase the development potential in the city’s Southeast Quadrant. They provide for all types and styles of housing, near our municipal infrastructure, promoting smaller homes and densely developed neighborhoods, which works to ensure the protection of the natural resources listed above and reduce the carbon footprint of these new homes.
The developable parcels in the Southeast Quadrant will add at the minimum 1,600 new housing units — more than what was previously allowed.
Additionally, there are rules being written for the remainder of the city. As the infill and mixed commercial rules are currently being written, the potential for more affordable and workforce housing will be increased in our already developed areas. College students who are currently living in single-family homes with yards should be given the option to live in an apartment, freeing those homes for new families. Condos can be the gateway into our city for young professionals entering the workforce and families looking to build equity.
2) Another implicit assumption is that our now-past land development regulations were meeting our needs.
They were not. Housing was being developed without efficient use of the land. Developers chose to build nine homes on 5 acres of land instead of 10, simply to avoid Act 250. The new regulations will avoid this.
There is now a four-unit-per-acre minimum everywhere in the city. Inclusionary zoning has been extended throughout the city — although this too is an imperfect tool, and we will be more successful by using another tool (partnerships with nonprofits) to provide owner-occupied homes for our service workers (bank tellers, restaurant staff, etc.) with growing families throughout the city.
Our five streams are impaired; blue-green algae blooms in our lake are preventing us from swimming there in the summer. This is a sign of overdevelopment. We must care for our lake.
Also, because we’re in the Winooski Valley, our area will become more prone to flooding disasters. Our wetland, buffers and forest blocks will protect us from the worst disasters. The council contracted with Earth Economics to evaluate the value of the 20 parcels identified by the Open Space Committee (confirmed by Arrowwood) as our most valuable. The final report shows that these parcels — located throughout the city — will provide up to $240 million in services over 20 years. Put that into relation to the $17 million the city receives per year in property taxes.
There is no infrastructure that we can build that will do the job of our wetlands and forests. They are now protected.
3) The article contains the implicit assumption that, as the economic engine of Vermont, South Burlington can sustain this growth, perhaps indefinitely.
South Burlington is at the precipice of huge tax increases. With the thousands of homes that we’ve added since 2003, when the past land development regulations were approved, we are being told that we need one if not two more elementary schools and a new high school. A vote to build a new middle and high school complex was resoundingly defeated by voters in 2020. Our very capable and highly regarded city staff are equally stretched thin; we are short-staffed in highways, planning, fire and EMS. Our budgets are reaching a cracking point.
The article makes the assumption that more development will lead to lower housing costs and more economic opportunity for new home buyers.
Where in this country have you seen more development lead to a drop in housing prices? Which growing American cities are “affordable”?
The answer to those questions is none.
The answer to the problem is partnering with Habitat for Humanity, the Champlain Housing Trust and Cathedral Square, and using our ARPA funds to set in motion the expansion of truly affordable housing. Since the 2008 housing crash, banks are more likely to offer financing to these nonprofits than the developers. This is the way forward for our economic development.
Another answer is ensuring that we maintain land for food production. Food costs are projected to increase by 30% by 2030. The council was advised by the farming coordinator of AALV that gardening plots are an essential piece to ensuring housing equity for our service workers — not just in the Southeast Quadrant but throughout the city. The new Habitat for Humanity condos on Hinesburg Road include gardens.
This is smart growth and the pattern of growth recommended by the Vermont Climate Action Plan.
I truly believe that South Burlington is leading the way on a solution for both the housing and the climate crises. We are not turning our backs on new and young families. We will continue to welcome them and be able to assure them that we are doing our best so that South Burlington will remain an affordable and sustainable city where our residents can thrive.
It’s not easy and it won’t be easy, but these land development regulations are a step — a big step — in the right direction.
