As Vermont lawmakers prepare to vote on proposed changes to Act 181, local state representatives voice support to proposed revisions that reflect growing concern from rural residents.
State Reps. Dara Torre, D-Moretown, and Candice White, D-Waitsfield, both voiced support for S.325, a bill that would scale back portions of Act 181.
Act 181, passed last year, represents a major overhaul of Vermont’s land use system under Act 250. The law shifts the state from a project-based permitting model to a location-based system, steering development toward designated growth areas while placing stricter protections on environmentally sensitive land.
ROAD RULE
Key provisions include a tiered structure for land use, expanded housing exemptions in growth areas and new regulations such as the so-called “road rule,” which would require permits for longer private roads. Another component, known as Tier 3, would impose tighter controls on development near headwaters, wildlife corridors and other critical natural resources.
But since its passage, Act 181 has faced mounting criticism, particularly from rural landowners who argue the rules could limit their ability to develop property and increase costs. Protests at the Statehouse this spring and ongoing legislative debate have led to S.325, which proposes significant revisions.
TIER 3
Torre said the House Environment Committee made several changes to the Senate’s version of the bill after hearing testimony from a wide range of stakeholders.
“After hearing extensive testimony, House Environment made changes to the Senate version of the bill, including the repeal of Tier 3 and the road rule,” Torre said. The bill also modifies how regional land use maps are developed and reviewed and extends some temporary housing exemptions under Act 250.
Torre said those changes were driven in part by concerns about equity and affordability raised by rural residents, farmers and environmental justice advocates.
“The committee heard from rural landowners, farmers and environmental justice advocates with deep concerns about the potential cost impacts and equity issues surrounding Tier 3 and the road rule,” she said.
SERIOUS CONCERNS
In addition to repealing those provisions, S.325 would establish a Joint Legislative Environmental Oversight Committee to monitor the implementation of land use reforms and improve coordination with state agencies. The bill also calls for a statewide public engagement process, with a report due to lawmakers by early 2027.
Torre emphasized that the revisions aim to strike a balance between environmental protection and housing development.
“More engagement, coordination and resources are needed beyond regulation to protect our most critical ecological areas and help our communities grow sustainably,” she said, adding that she plans to vote in favor of the bill.
White echoed that support, pointing to feedback from constituents in the Mad River Valley.
PUBLIC ENGAGEMENT
“I’m in agreement with Rep. Torre,” White said, noting that local residents had raised “serious concerns” about the Tier 3 designation and road rule during a recent meeting.
White said those concerns were brought directly to legislative colleagues and influenced the committee’s work on the bill.
“Our House Environment Committee listened to the many voices expressing concern over these parts of Act 181 and committed to making necessary changes,” she said.
She described the process as an example of bipartisan responsiveness.
“In this particular situation, our democracy is working in a nonpartisan way to listen and respond to Vermonters’ concerns,” White said, adding that she expects the bill to pass in the House.
Supporters of the original law say it is needed to reduce sprawl and protect sensitive landscapes, while critics argue it places too many restrictions on rural property owners and could worsen the state’s housing shortage.
S.325 represents an effort to recalibrate that balance, Torre said, while also acknowledging that more work lies ahead.
“A big piece of learning this year was the need for better public engagement,” she said.
