Senate committee hears update on regional land‑use maps, timeline and tiering concerns

Charlie Baker, introduced as executive director of a regional planning commission, told the Senate Economic Development, Housing & General Affairs Committee that regional planning commissions (RPCs) are on schedule to complete future land‑use maps and submit them for the Land Use Review Board’s pre‑application review. Baker said three regions have completed an initial 60‑day review and most remaining regions expect to submit preliminary materials by summer, with formal adoption of plans aimed for the statutory end of the calendar year.

Baker framed the work as a refinement of longstanding regional planning responsibilities and emphasized town‑level engagement. "These plans were done in conjunction with the permanent commissions in those towns," he said, describing a "bottoms up" process in which RPCs present draft maps to municipal planning commissions and selectboards before finalizing proposals.

The presentation clarified how the new tiering structure interacts with Act 250 (the state land‑use law). Baker said the statute provides two types of benefits: designation benefits that nearly every town can access (for village or downtown centers), and Act 250 exemptions limited to particular tiered areas. He disputed media accounts suggesting only a small number of towns would benefit, saying that "almost every town should benefit from the mapping because they're able to access the designation benefits."

Several senators pressed Baker on the opt‑in process for towns. He described opting into an exemption as a municipal vote and a simple resolution submitted to the state, supplemented by a short form rather than an extensive legal filing.

Committee members also explored how the Land Use Review Board and RPCs will divide mapping responsibilities. Baker said the Land Use Review Board will handle tier 3 rulemaking and mapping for critical natural resources while RPCs focus on tier 1b mapping with towns. Draft tier 1b maps currently cover roughly 2.2% of the state (Baker said Central Vermont remained underreported), a share similar to earlier interim exemptions; public comments, however, could cause some regions to contract those areas.

Infrastructure limits — notably wastewater capacity — surfaced as a major constraint on where growth can occur. Baker showed statewide wastewater system maps and said many systems are nearing capacity; RPCs have begun coordinating with the Agency of Natural Resources/DEC on permit turnaround times, potential extensions and financing options.

What’s next: RPCs will continue town outreach and submit preliminary packets to the Land Use Review Board this year. The committee asked staff to return with more detailed municipal target spreadsheets and additional mapping data as members draft housing legislation this session.