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Richmond planners recommend against opting into state Tier 1B; raise questions about regional map and local review capacity
Summary
The commission reviewed a draft letter recommending the town not opt into Tier 1B (land‑use review) citing limited local review capacity and potential municipal costs, and discussed quick CCRPC map comments submitted ahead of a May 19 deadline.
At its May 21 meeting the Richmond Planning Commission reviewed a draft recommendation letter advising the Select Board against opting into Vermont’s Tier 1B land‑use review program and discussed recent regional planning map comments the town submitted to CCRPC.
Staff presented a draft letter that framed Tier 1B opt‑in as a trade‑off: opting in could speed housing starts and provide programmatic support, but would also shift significant review responsibility to local boards, increase municipal review costs and require Richmond to prepare robust local regulations to replicate environmental and land‑use protections currently covered under Act 250. “I almost have a feeling that I want that to come out more in the recommendation — difficulty for local review to be thorough,” one commissioner said, urging clearer wording. The commission generally agreed to recommend not opting in and to refine the cons section to emphasize local review capacity concerns.
Commissioners noted other stakeholders differ: the Housing Committee plans to send a letter recommending opt‑in, and CCRPC staff are likely to advocate for the program. Members discussed uncertainty around whether projects with existing Act 250 permits (such as Jolina Court) would automatically be eligible for Tier 1B relief and said jurisdictional opinions may be needed.
Separately, staff described rapid CCRPC map work: the town submitted two changes to the regional future land use map (a farm parcel marked as ‘transition’ and a 160‑acre parcel near the GMP solar array moved to rural‑general) to meet an accelerated May 19 deadline, while the Conservation Commission and Housing Committee may offer additional input.
Why it matters: Tier 1B is a state program designed to speed housing development by streamlining review; deciding whether to opt in affects the town’s control over environmental and land‑use review and municipal resource needs. The regional map guidance is advisory now but may influence future local planning alignment.
Next steps: Commissioners will refine and finalize the Tier 1B recommendation language for the Select Board and consider additional CCRPC map comments if committees prepare submissions.
