WHITE RIVER JUNCTION — In a unanimous vote Thursday night, the Hartford Planning Commission approved zoning changes that could potentially create more opportunities for housing and commercial development in a part of Hartford its Town Planner Matt Osborn called “a gateway to the town.”

Though still pending final approval from the Selectboard, the commission’s vote paves the way for a 32-acre, 13-parcel section of the town previously zoned only for commercial and light industrial use to now allow for multi-unit residences and multi-use buildings by being designated for general commercial/residential use. The rezoned area would be located across from the White River Junction VA Medical Center, includes Ballardvale Drive and Jasmin Lane, and is surrounded by Interstate 91, Interstate 89 and Route 5.

The new zoning district would permit the construction of multi-use dwellings, upon issuance of a conditional-use permit, along with retail stores, restaurants, medical clinics and many other uses.

In a presentation before the public hearing opened for comment, Osborn said the impetus for the change stemmed from community feedback the planning commission received during forums for its 2019 town plan that called for “mixed-use development and getting away from strict segregation of land uses.”

The report for the amendment establishing the new zone noted that Hartford, along with the rest of the Upper Valley, is in the midst of a “serious housing crisis,” citing data from the housing-advisory initiative Keys to the Valley indicating that the region needs thousands of additional homes by the end of the decade to keep up with demand.

Several local and regional housing and advocacy organizations lent their support for the change during the meeting, including representatives from Twin Pines Housing, the Two Rivers-Ottauquechee Regional Commission and Vital Communities.

Osborn noted that this is not the first time the planning commission approved the change of an industrial- and commercial-use-only zone to create more housing opportunities. In 2021, two Hartford zoning districts, one in White River Junction and another in Quechee, were also changed to allow mixed and residential use, Osborn said.

Originally designated for “general commercial” use when it was established in 1962, the zone has been hybridized for industrial and commercial use since 1994. It’s held its current designation, “Industrial Commercial Two,” which permits building heights within the zone to max out at 60 feet instead of 40 feet, since 2008. That higher height limit is retained in the new zone.

“Historically, the town combined industrial and commercial (zones) together,” Osborn said. “Some are more appropriate for industrial uses and others less.

“I think in this particular case it’s less.”

There are several businesses already established in the zone currently. There’s a Dunkin’ and an auto-body shop on Jasmin Lane and Bob’s Service Center off of Ballardvale.

The zone is also home to five hotels, including a Super 8 and a Holiday Inn. Osborn said the commission hasn’t received any pushback from property owners within the area on the changes after holding public community meetings on the subject.

He also noted that at least one of the hotels was looking to sell, though he didn’t disclose which one.

There was one dissenting voice on the proposed change, from a community member who joined the meeting virtually and who identified himself as “Darrell from White River Junction.”

Darrell raised concern over the “multi-use” aspect of the zoning amendment, wondering if it would allow a building like a hotel to offer both temporary lodging and permanent residences. When told by Osborn that the zoning amendment would allow for such an arrangement, Darrell demurred.

“In my mind, I wouldn’t vote for it,” he said. “It seems kind of an odd place to put housing in our biggest hospitality area.”

Jo-Ann Ells, Hartford’s zoning administrator, clarified that any new building application goes before the planning commission for approval.

Planning Commission Chairman John Reid said the committee wants new developments within the zone to be designed attractively and well-thought-out, which fits with the amendment report’s objective of “enhancing the aesthetic character of this corridor with well-designed buildings, landscaping, signage and lighting.”

Osborn said the planning commission and staff developed a list of permitted and conditional uses that could be allowed in the area. The commission eliminated uses for adult-oriented businesses, agriculture, bed & breakfasts, contractor’s yards, crematories, junkyards and manufacturing.

As of Thursday night, Osborn said there are proposals pending for new development. He noted that his office had also not yet received any applications for new projects in the areas of White River Junction and Quechee that went through similar zoning amendments in 2021.

“We don’t know when development is going to take place,” he said.

Ray Couture can be reached at 1994rbc@gmail.com.