Assembly passes bill reducing wetland buffer zones to address housing shortages

A significant shift in Vermont's wetland regulations was discussed during the Senate Natural Resources and Energy meeting on May 21, 2025, as lawmakers considered amendments aimed at addressing the state's housing crisis. The proposed changes would reduce the buffer zone for class 2 wetlands from 50 feet to 25 feet in designated growth centers and industrial parks, a move supporters argue will streamline the development process and increase housing availability.

Proponents of the amendment highlighted that this reduction could potentially add up to 20 housing units to specific projects, directly addressing the pressing need for affordable housing in the state. The discussion emphasized that the changes are designed to provide more predictability for builders and developers, which could lead to a boost in housing construction.

In addition to the buffer reduction, the amendments also propose lowering the mitigation requirements from a 2-to-1 ratio to a 1-to-1 ratio in these areas. This adjustment is backed by recent data showing a net gain of 235 acres of wetlands statewide, despite a loss of only 1 acre to development last year. Advocates argue that these changes will not only facilitate housing development but also maintain ecological balance.

The meeting also touched on the importance of mapping wetlands and the role of the secretary in overseeing these changes. Questions arose regarding the implications of striking references to the water resource panel, with officials indicating that the secretary would assume greater responsibility in managing wetland regulations.

As Vermont grapples with a housing crunch, these proposed amendments could play a crucial role in shaping the future of development in the state. The anticipated outcomes include increased housing units and a more efficient permitting process, which lawmakers hope will alleviate some of the current housing pressures.