Highgate Falls Village Center New Application
Complete Application. All Requirements Met. . Cover letter dated 04/17/2018 . Authorization from selectboard on 04/19/2018 . Town planning process confirmed on 09/30/2015 by NRPC . NRPC and FCIDC notified 03/20/2018 . Color photographs included . Historic district map included . Zoning bylaws and map included . Boundary map included. Boundary was developed by the town in coordination with DHCD staff
Staff Recommendation Approve application and award designation
Downtown Board Meeting 25 June 2018 Highgate Falls Village Center Aerial Map
Highgate Center State Designated Village Center
Highgate Falls
Downtown Board Meeting 25 June 2018 Highgate Falls Village Center Revitalization Efforts
. Updated town plan to focus on village center designation in 2017 . Highgate Center was designated a village center in 11/2012 . The Highgate Manor was recently sold and the new owner is restoring the Manor for their private residence and may open it as an event space next year . The town is considering moving the “Concerts in the Park” summer series from Highgate Center to the Highgate Falls village green to add vibrancy to the village . Exploring funding options for a pavilion in the village green
Downtown Board Meeting 25 June 2018 Highgate Falls Village Center Zoning Bylaws and District Map
The designated boundary is located primarily within the village zoning district with a couple properties located in medium density residential zoning district.
Downtown Board Meeting 25 June 2018 Highgate Falls Village Center Historic District Map
The designated boundary is listed in the State Register of Historic Places.
Downtown Board Meeting 25 June 2018 Highgate Falls Village Center Photographs
Downtown Board Meeting 25 June 2018 Highgate Falls Village Center Photographs
Highgate Falls Village Green
Downtown Board Meeting 25 June 2018 Highgate Falls Village Center Photographs
Downtown Board Meeting 25 June 2018 Highgate Falls Village Center Photographs
Downtown Board Meeting 25 June 2018 Highgate Falls Village Center Photographs
Downtown Board Meeting 25 June 2018 Highgate Falls Village Center Proposed Boundary Map
The proposed boundary runs primarily along Route 207 and Park Street including the Episcopal Church and Cemetery, village green, Swanton Hydro Dam Power Plant, Historic Truss Bridge, the Northern Forest Canoe Trail Portage and Boat Launch, a couple of commercial businesses and multifamily and single family residences.
The town worked with staff to define the boundary that meets statutory definition and submitted a map that meets the program’s requirements.
Downtown Board Meeting 25 June 2018 Highgate Falls Village Center Discussion/Questions and Motion
Staff Recommendation Approve application and award designation
Downtown Board Meeting 25 June 2018 April 17, 2018
Downtown Designation Program Attn: Richard Amore Division for Community Planning and Revitalization Department of Economic, Housing and Community Development One National Life Drive, 6th floor Montpelier, VT 05620
Re: Highgate Falls Village Designation Application
PO Box 189 2996 Vermont Route 78 Highgate, VT 05459 Dear Mr. Amore, Phone: 802-868-4697 Fax: 802-868-3064 Please accept this letter of NEW application for official Village Designa tion for Highgate Falls on behalf of the Highgate Planning Commission www .hlghgatevt.org and Selectboard.
Heidi Britch-Valenta The Planning Commission has been working on this application to allow Town Administrator the benefits of Designation to support the businesses and residents of the Ext. 203 hbvalenta@highgate\1.org Falls in their efforts to improve their properties. The Town also has inter est in investing further in the Falls to maximize the usability of the beauti Shelley Laroche ful green space in the center that can be a meeting place for residents. We Town Treasurer & are considering moving the 'Concerts in the Park' series that happens in Delinquent Tax Collector Ext. 204 Highgate Center to the Falls Park because of the ample space and parking [email protected] area if offers. We hope to find funding for a pavilion for this purpose that could also serve as a picnic spot for residents and visitors. Wendi Dusablon Town Clerk ORB, Planning & Selectboard Clerk We have worked with Taylor Newton, and Emily Adams, NRPC, to create Ext. 201 this application packet for your review. [email protected] The primary contacts for this application are below: Laura Barney Zoning Administrator Luc Dupuis Heidi Britch-Valenta [email protected] Planning Commission Chair Town Administrator PO Box 189 PO Box 189 Aimee, Jeff & Peter Highgate, VT 05459 Highgate, VT 05459 Listen Office & 911 Coord. 868-3037 868-4922 Ext. 208 ldu [email protected] [email protected] [email protected] [email protected] Thank you in advance for your consideration. Patrick Loyer Public Works Dept. [email protected] Ext. 207
Sharon Bousquet Luc Dupuis Bruce Butler Planning Commission Chair Randy Connelly Steve Lafar Joshua LaRocque Highgate Selectboard April 19, 2018
Downtown Designation Program Attn: Richard Amore Division for Community Planning and Revitalization Department of Economic, Housing and Community Development One National Life Drive, 6th floor Montpelier, VT 05620
Re: Highgate Falls Village Designation Application PO Bo· 189 2996 em1ont Route 78 Highgate VT 05459 Phone: 802-868-4697 Dear Mr. Amore, Fa.: 802-868-3064
wl\·w .h lghgalt!\1.org The Selectboard has reviewed the Village Designation Application for Highgate Falls that has been prepared by the Planning Commission with Heidi Britch-Valenta support from Northwest Regional Planning Commission. Ol\n Adminhitrator r. 203 We are pleased to have a pro-active Planning Commission that is interest hbvol nra a highga evt.org ed in pursuing these official designations for the benefit of the Town. Shclle. Laroche Town Trea urcr & We agree with the Planning Commission's proposal and we formally au OclJnqucot Ta Collector Et. 204 thorize the application to be submitted to your program for review. laroch @hlghgatev.org
Wendi Dusablon Thank you in advance for your consideration. Town Clerk DJtB. Plttnnlng & lecllJUUrd lerk E t.201 wdu blon(ii hlg,hgaCcvt.org Sincerely, .:!) Laura Barney 4 Zoning dmini rator lbarney@higl•gatevt.org !:::q~J Aimee, Jeff & Peter Highgate Selectboard Chair Llstcni Office & 911 Coord. E t.208 jtol\lc@highgale .org arcynold @hlghgll~\· t.org ~~~ Patrick Lo er Bruce Butler Public ork.'i Dept. blicworks highga e t.org E t. 2-07
baron Bousquet Steve Lafar Bruce Butler Randy Connell\' Stev Lafar Jo hua La ocque Hjghgntc Sclt ..'ciboard 75 Fairfield Street• St Albans, VT 05478-1850 • (802) 524-5958 • (800) 564-5958 •Fax (802) 527-2948
Aprll 11, 2018
Sharon Bousquet Selectboard Chair Town of Highgate P.O. Box 38 Highgate, VT 05474
Dear Ms. Bousquet,
The Northwest Regional Planning Commission (NRPC) is pleased to support the Town of Highgate's application for two new Village Center designations in Highgate Springs and Highgate Falls.
The Town of Highgate's most recent municipal plan was adopted on July 23, 2015 and was amended on December 21, 2017. On September 30, 2015, in accordance with 24 V.S.A. Section 4350, the NRPC granted regional approval to the Highgate Town Plan and confirmed the Town's planning process. ... "'• c.> The Northwest Regional Planning Commission hereby offers full support for Highgate's j application to create two new Village Center designations and looks forward to working with < the Town as It continues village planning efforts. ~ • £ Sincerely, j • .1. ~ ~ ,/~ ;r,Z- i 1 r ·~ .. / ) ~ •Tay lor Newton • ~ Senior Planner e ~ § ~ • j !! ~ •
Ilf • ~ ] Serving the municipalities of: Alhurgh T • Alburgh V • Highgate • Berkshire • Enosburg Falls • Enosburgh T • Fairfax • Fairfield • Fletcher • franklin • Georgia •
Heidi Britch-Valenta
From: Tim Smith
Follow Up Flag: Follow up Flag Status: Completed
Do you need anything from me? Tim
From: Heidi Britch-Valenta [ma ilto:hbvalenta @highgatevt.org] Sent: Wednesday, September 20, 2017 3:56 PM To: Tim Smith
Hi Tim, We are working on Village Center Designation Renewal and we have to send you a letter noting that. draft application is attached.
Feel free to comment.
Thanks, H
1 VT ROUTE 78 TOWN OF HIGHGATE LAMKIN ST Highgate Falls Village Designation
MILL HILL RD
207 (! MILL HILL RD
PARK ST
BAKER RD BROSSEAU RD 207 (! )"4 LUKE ST TOWN HWY 40
)"6
HIGHGATE RD
Village Designation Boundary Highgate Zoning Districts )"4 )"5 Village District AM D Medium Density Residential Industrial/Commercial District )"4
M issis quo i R iv er
R )"4 sisquoi iver Mis
GILBERT LN
)"3
HIGHGATE RD
)"2
BAKER RD
PARK ST )"1
)"2
BROSSEAU RD
ROUSE LN
207 (! LUKE ST
Village Designation Boundary Commercial Residential )"1 Episcopal Church & Cemetery Parcel Line - White Lines Public Historic )"2 Village Green
Vermont Coordinate System )"3 Historic Manor Mayfair Transverse Mercator, NAD 83. For planning purposes only. Prepared by: 4 Northwest Regional Planning Commission )" Swanton Hydro DAM Power Plant 75 Fairfield Street St. Albans, VT 05478 802.524.5958 )"5 Historic Truss Bridge JASMINE DR · www.nrpcvt.com March, 2018. 100 0 100 200 300 Feet z:/gis/projects/county/franklin/ highgate/villagedesignation2018/BOONE DR )"6 NFCT Portage Route & Boat Launch highgatefalls
WELCOME TO m&BGATE FAW, VT St. John's Episcopal Church is a historic Episcopal church located on the village green in the village of Highgate Falls in Highgate Falls. Built in 1829-30, it is a prominent local example of a Federal style church with Gothic Revival features. On September 3, 1976, it was listed on the National Register ofHistoric Places.
This is the original organ built by Henry Erben ofNew York City in 1836. The Cemetery at the rear of the Church has very old gravestones in it. The house on the opposite side of Brosseau Road is for sale and needs some repairs. Another house on the south side ofBrosseau Road is for sale and is in need of repairs. A village green is the centerpiece of the Falls Village. The Town hopes to put a pavilion and more benches in this green to host the summer concert series that is currently in the congested Highgate Center park.
Houses along Route 207 All could use some repairs The Highgate Manor Mayfair is a lovely example of the previously vibrant village. The Manor continued as a vacation destination during the 1940s. During this time Benny Goodman and other stars of the Big Band Era regularly performed in the Manor's ballroom specifically addedfor this purpose. Unfortunately, on May 22, 1950 part of The Manor's estate, the Manor Mayfair, was destroyed by.fire set when a worker started burning leaves to close to the Manor.
Dr. Henry Baxter (1821-1897) settled in Highgate Falls, Vermont, in 1842 . ... TheManor House (also known as The Highgate Manor and Manor Mayfair) was used as a hotel, restaurant, B & B and had an interesting history, which included that of a haunted inn. History - The Highgate Manor was built in 1818 by Captain Steve Keyes along with The Manor Mayfair, which was located directly across the greenfrom the Manor. During the period of the Civil War the Manor was used as a stop on the Underground Railroad with tunnels running from under the house to the river. Due to the exclusiveness of the Manor Al Capone as well as many other high profile dignitaries frequented the Manor Estate and its speakeasy hidden in a cave beneath The Manor.
It is said that the caves below the main level were a part of the bootlegging industry that was very popular in our border town. Prior to that it is thought to have been a part of the underground railroad to assist black slaves fleeing the south to reach the Canadian Border. The Highgate Manor Spring 2018 The property is currently a private residence but may open in 2019 as an event site.
This view of the historic foot bridge is from the eastern end looking at the base ofMill Hill Road and the NFCT Canoe Portage Area. View from the western end looking north east This view is from the northwest at the bridge on Route 207 looking southeast at the footbridge. This view is from the eastern bank of the river in the gorge below the dam. Looking east at the bridge and top of the hydro plant This view is from the footbridge looking upstream to the southeast. This view is from the boat launch/ canoe portage area looking to the west at the backside of the hydro dam.
This is the view from the boat launch/ canoe portage area looking across Mill Hill Road at the canoe portage route behind the falls that connects with the old Waugh Farm Road and the Northern Forest Canoe Trail Camp site and boat launch. This view is from the top ofBaker Road at 207 looking west toward the power plant and transfer station. This is the view from the Historic Truss Bridge over the dam looking to the northwest at Route 207 Bridge. This view is from below the power plant looking east toward the bridge on Route207. TOWN OF HIGHGATE OFFICIAL VILLAGE DESIGNATION APPLICATION FOR HIGHGATE FALLS COMPATIBILITY WITH THE TOWN PLAN AND ZONING BYLAWS APRIL 2018
The proposed Village Designation area of Highgate Falls is a beautiful area overlooking the Missisquoi River and Gorge. This area was formerly a popular destination for elite vacationers and according to legend, a place of intrigue and risk for slaves escaping oppression or for more dubious purposes of smuggling contraband during prohibition. The Highgate Manor has had many useful lives with both periods of lively celebrations, and periods of misuse and disrepair. Currently, it is being rehabilitated for reopening as an event site much to the pleasure of the locals.
St. John's Episcopal Church graces the park with its elegant stature nicely set back from the highway in a grove of mature pine trees. The rural setting is particularly peaceful, and despite the fact that the building is used only a few times yearly, it is well kept, orderly, and in excellent condition. It faces the municipally owned green space that stretches the full length of Park Street and vacant except for several pine trees, one flag pole and a few benches.
Several homes front on park street and are graced with the view of the Highgate Manor to the front and the Missisquoi River to the back. A short stroll to the north and the vista opens to the historic footbridge and falls. The hydro plant works quietly to the side and offers little disruption except to canoers who must exit the Northern Forest Canoe Trail to portage to a point on the western side of Route 207 below the power plant and falls.
The Proposed Falls Village Designation area is almost completely in the Village (High Density) Zoning District with a small sliver at the eastern side that is in the Medium Density District. It is the Selectboard's and Planning Commission's intention to continue to invest in this Village Area to create a safe and enjoyable area that provides safe travel for vehicles, pedestrians and bicyclists. The Village Green is a short walk from Highgate Center via the Historic Lenticular Truss Foot Bridge and would make an ideal spot for concerts in the park and other community activities. We also hope to support the local business that has been a significant part of the history of the area and remain a significant component of the future of the area.
These goals are outlined in both the Town Plan and Zoning Bylaws.
Excerpt from the Town Plan The population centers of Highgate Center and Highgate Falls contain the most dense residential use, consumer services, and public/semipublic buildings. The Public Library, School, Town Offices, and facilities all lie in Highgate Center.
Medium Density Residential (M.D.) - This district is intended to accommodate traditional country living characteristics. Due to the soil characteristics, terrain and highway access, the land in this zone must be put to a lower intensity of use than the high density zone. A medium density of development should manage to preserve the environment and character of this zone, even though Planned Unit Developments are permitted as a conditional use. The highest densities in the classification should be located closest to village centers, where public water and sewer facilities can be provided most efficiently. Residential development should provide for a variety of dwelling types and for the needs of people of all income levels and ages.
Village District (V.D.} - This district of high residential density consists of the locations within the Town where it is desired that development occur which can accommodate the majority of the population growth in Highgate. These districts have been selected because of existing settlements, anticipated patterns, existing and future public facilities and services, suitable soils and other physical characteristics. The development of these districts with urban uses affords the best opportunity for the existing and future provision of economically feasible public facilities and services while providing an orderly separation of these uses from other legitimate land uses within the Town. High density residential, commercial and many public and quasi-public facilities and services are intended to develop in these districts. This provides for the highest level of access to shopping for persons living in a multifamily housing environment, i.e. senior housing complexes. This district also provides the more concentrated forms of commercial use in village centers and restricts the tendency toward roadway "strip" development.
The desire to create compact walkable Villages is mentioned in a few other sites in the Town Plan as noted below:
TRANSPORTATION GOALS 3. Increase opportunities for residents and visitors to safely walk and bike within the community
SOCIAL AND ECONOMIC OBJECTIVES 1. Encourage concentration of commercial development particularly in the Highgate Center village area through PUDs. 2. Restrict strip development that relies on car travel or discourages other modes of transportation such as walking and bicycling. 3. Encourage infill and the reuse of older, centrally located buildings to concentrate development and maintain Highgate's rural characteristics.
Excerpt from the Town Plan Amendment
The Town of Highgate recently amended the Town Plan to include the desire to seek official designation for both the Springs and the Falls Village Districts and the amendment includes the following specific references to fostering Village Designation:
In 2012, the Town applied for Village Center designation from the State of Vermont for the core village area in Highgate Center. Highgate received Village Center designation in November 2012; this designation provides support for the revitalization of the existing traditional village center. The identified Village Center area is the location of the town's institutional core that comprises the Elementary School, Public Library, Town Offices, Fire Department, Highway Department and the Highgate Arena/Sports Center (Map 9.2). This area is composed of an interconnected core of residential, civic, religious, and commercial buildings arranged along Route 78 and the adjacent areas. Village Center designation supports the goals of the community by gaining access to several benefits such as receiving priority consideration for state grants, access to tax credits, priority consideration for state building and general services when leasing or constructing buildings, and allows for the creation of a special assessment district within the Village Center to use funds for operating costs. The Village Center designation also aligns with the statewide planning goals of compact development and maintaining the historic settlement pattern as stated in 24 V.S.A. § 4302. In 2017, the Highgate Planning Commission began to discuss additional areas in town that could benefit by being included in the Village Center designation program. After meeting with a representative from the Vermont Agency of Commerce and Community Development, the Planning Commission determined that Highgate Springs and Highgate Falls are two villages that are appropriate for additional Village Center designations. Both villages contain some commercial activity and are located in the Village Zoning District. The addition of these two village center designations could help private property owners obtain additional funds to rehabilitate and restore structures.
VILLAGE GROWTH CENTER GOALS 1. Contain development within a boundary for cost and energy efficiency, to increase access to services and preserve the rural working landscape outside of the village. VILLAGE GROWTH CENTER OBJECTIVES 1. Propose Village Growth Center to be included in future plans and bylaws. 2. Consider funding options and apply for grants to begin planning for new library office and community center. 3. Maintain village center designation for Highgate Center. 4. Apply for additional village center designations for the Highgate Springs and the Highgate Falls villages. Map 9.2 Village Growth Center Concept Map and designated Village Center PRESERVATION
Resource Lands and Natural Areas • Development within shoreline areas of streams, lakes, or ponds, will be compatible with the natural beauty of the area, protect existing vegetation, and be set back sufficiently to prevent erosion or pollution. Where possible, visual and physical access to the water bodies will be retained. • Unique natural areas will be protected or reserved for their aesthetic and recreational value. • Wildlife habitats as identified are protected from development.
Excerpt from the Zoning Bylaws
The (MD) Medium Density District is intended as a medium density residential area to accommodate traditional country living characteristics. Due to the soil characteristics, terrain and highway access, the land in this zone must be put to a lower intensity of use Highgate Development Regulations than the Village District. A medium density of development will preserve the environment and character of this zone.
The (VD} Village District consists of the locations within the Town where it is desired that development occur which can accommodate the majority of the growth in Highgate. These districts have been selected because of existing settlements, anticipated patterns of growth, existing and future public facilities and services, suitable soils and other physical characteristics. The development of these districts with urban uses affords the best opportunity for the existing and future provision of economically feasible public facilities and services while providing an orderly separation of these uses from other legitimate land uses within the Town. Higher densities of residential, commercial development and many public and quasi-public facilities and services are intended to develop in this district.
See Land Use options for the Village District and Lakeshore District Below.
Table 2.2 Land Uses 01stricts: Agricultural {AD), M edium Density Residential (MD), Village District {VDt
I Shoreline (SL), Protected Area (PA), Forest Reserve (FR), Industrial/Commercial (l/C) P (Permitted Use), C (Conditional Use), E (Exempt from Permits), S (Site Plan Reyiew) A M v s p F I/
Prlm~ry Residential Us.es Dwelling, Single Family p p p p p p c Dwelling, Two Family p p p p p c c p C/ Dwelling, Multi-Family
Dwelling, Seasonal p p p p p p Conversion of a Seasonal Dwelling to a Single Family c c c c c c Dwelling Accessory Residential Uses I Home Business E E E E E E E Home Occupation p p p p p c p c c c c Cf C/ C/
Home Industry Commercial Uses p Agribusiness c c c c
P/ Boat Sales/Repair c P/ Commercial Storage Bldgs c c c
Lodging Lodging Establishment c c c c Boarding House/Bed and c c c c c Breakfast Marina c Mixed Use c c c c c c c c Mobile Home Sales/Repair c c
Night Club/Bar/Lounge c c Vehicle Services Table 2.2 Land Uses Districts: Agricultural (AD), M edium Density Residential (MD), Village District {VD), Shoreline (SL), Protected Area (PA), Forest Reserve (FR), Industrial/Commercia l (l/C) P (Permitted Use), C {Conditional Use), E (Exempt from Permits), S (Site Plan Review) A M v s p F I/ c Motor Vehicle Body and Repair C/ c Shop c C/ Motor Vehicle Sales c
c C/ Motor Vehicle Service Station c
Office/Office Building c c c c c c c Personal/Professional C/ c Services c C( Restaurant c c c c
P/ Research or Testing c c c C/ Retail Sales c
M anufacturing & Processing of G<:>0ds; M erchandise and Equ ipment P/ Contractor Yards c c c
C/ Manufacturing
Slaughter House c c Pl!Jb lic Uses P/ Public Facilities c c c c c c Transfer/Recycling Station c Recreation Uses c C/ c C/ Campground Table 2.2 land Uses Districts: Agricultural (AD), Medium Density Residential (MD), Village District (VD), Shoreline (SL), Pr:o ectecl Area (PA), Forest Reserve {FR), Industrial/Commercial (l/C) P (Permitted Use), C (Conditional Use), E (Exempt from Permits), S (Site Plan Review) A M v s p F I/
c c c Pf Recreation, Indoor Facility Cf
c c c c Cf Cf Recreation, Outdoor Cf
Other Uses Pf Aircraft Hanger
Accessory (1) p p p p p p p c c c c Cf Boarding School Cf c c c c c Cf Club, Non-Profit Cf
c Excavation of Sand and Cf Cf Gravel Fences Over 6 Feet (See c c c c c c c Section 5.13) Cf Junkyard p p p p Pf Pf Pf Renewable Energy Facilities (See Section 6.6)
Swimming Pool p p p p p p p Cf Trucking Terminal c Pf Warehouse Cf Table 2.2 Land Uses Districts: Agricultural (AD), Medium Density Resi.dential (MD), Village District (VD}, Shoreline' (SL), Protected Area (PA}, Forest Reserve (FR), Industrial/Commercial (l/C) P (Permitted Use), C (Conditional Use), E (Exempt from Permits}, S (Site Plan Review) A M v s p F I/
Wireless c c c c C/ C/ Cf Telecommunication Facility c c c c Cf Cf
Youth Camp Notes: (1) Except for accessory structures oh conditional uses (Article 3) (2) As aecessory to outdoor reereatiGn - The F/9od Hczard Overlay and Airport Overlay dfstricts are superimposed on the other c/istrictsand uses are as a/IQwed in the underlying district unless e)(plicitly noted. All uses in the Flood Hf!lzard Overlay are conditional. - Certain uses have limited review or ate exempt fmm review {See Section 1.3).