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Rutland RPC braces for public hearing after major map revisions stoke landowner concern
Summary
Staff told the Executive Finance Committee that a draft future land-use map changed substantially after LURB feedback, prompting landowner anxiety about properties tentatively labeled for conservation; staff plan another map revision after the first public hearing and scheduled supplemental hearings in March.
Devon, the regional planning commission's executive director, told the Rutland Regional Planning Commission Executive Finance Committee on March 9 that the commission's draft future land‑use map "changed a lot" between pre‑application and the first public‑hearing draft after review by the LURB, and that the changes have caused significant concern among landowners in some towns.
"There's a lot of concern from land owners for having their land mapped as rural conservation," Devon said, noting calls from owners in Poultney and Benson who say prospective buyers are reluctant to purchase parcels tentatively mapped as conservation. "They think their ability to even sell the land or buy it won't be allowed. And if they do buy it, they won't be able to do anything with it." He emphasized that the map is a planning prioritization tool and does not itself change Act 250 status: "This is a planning map. You either are under Act 250 or you're not. And it doesn't matter what color you fall under."
Why it matters: The map will inform future land‑use priorities under Act 181, and towns have pushed back where the commission's draft increased "rural conservation" acreage by aligning with state layers (highest priority forest blocks and wildlife corridors). Devon said staff will work to improve outreach and messaging so towns understand that the mapping indicates priorities rather than new land‑use restrictions.
What staff will do next: Devon said staff re‑drafted the map to follow the LURB's methodology more strictly (parcel‑based mapping), aiming to rebalance conservation, rural general and agroforestry categories. He told the committee the plan is to present at the first public hearing, then release a revised map after that hearing. Devon said the commission will also pursue LURB reconsideration where staff believe areas should be restored as tier 1B eligible (for example, in Fair Haven, Castleton, Pittsford and Brandon) where infrastructure and local plans support inclusion.
Devon also framed the state policy context: staff are working with legislators on a draft bill to postpone the road‑rule tier‑three implementation for an additional year while policy issues are clarified. "The road rule and tier three feels extremely redundant," he said. "Get rid of the road rule and stick with the surgical mapping." That proposal is a legislative matter; Devon said he would circulate the draft bill to the committee after the meeting.
Public engagement and schedule: Staff listed supplemental hearings to broaden opportunities for feedback: March 19 in Brandon, March 24 in Wallingford and March 26 in Poultney (PNY). Staff warned that comment windows are short: comments will close on March 30, and the final public‑hearing warning is scheduled for April 16. Devon said another map revision is expected between the first and final hearings and urged consistent messaging to towns to reduce confusion.
No formal action recorded: The Executive Finance Committee did not take a formal vote on the plan at this meeting; Devon said next week’s first public hearing should indicate the level of public engagement and guide any additional staff work.
Ending: The commission is moving toward a staged public‑engagement process and at least one additional map revision before final adoption, and staff signaled they will press LURB on specific tier‑1B restorations where local water/sewer infrastructure supports growth.
