SOUTH HERO PLANNING COMMISSION MINUTES June 3, 2026
Members Present: David Roy (Chair); Michele Gammal; Joan Falcao.
Members Absent: Donald Bedard (Vice-Chair); Brooke Scott.
Others Present: Greta Brunswick (Northwest Regional Planning Commission); Martha Taylor-Varney (ZA)
6:01PM – D. Roy called the meeting to order.
Changes to the Agenda
No changes.
Public Comment
There was none.
Greta Brunswick from NRPC – Consultation of Planning Program
Greta explained that the consultation is a responsibility of the regional planning commission during each Town’s 8-year Town Plan cycle. Two consultations are required and this one is the first. The second will be in 2028 or ‘29, prior to the next scheduled Town Plan update in 2031. Greta said that South Hero’s current Plan is great. The 2031 Town Plan update will need to incorporate aspects of the recently approved Regional Plan, including housing targets, adding the Tier 1B Act 250 requirements that the Town Selectboard recently opted into, as well as new village center and neighborhood designations. Recent legislation from Montpelier will ask Towns what they are doing to meet housing targets. Although some towns update their plans during the 8-year cycle, it won’t be necessary to update South Hero’s until 2031. Additional discussion included the need for a Capital Plan before applying for CHIP funds, workshops offered by the Vermont Bond Bank to help towns understand what is required for funding municipal projects, the status of the Town update to its Hazard Mitigation Plan, DRB trainings available from NRPC, the next Zoning Roundtable, Clean Water projects, and transportation issues. Greta asked for updated contact information for Planning Commission members so they can receive NRPC’s newsletter. In a legislative update, there was discussion on whether Gov. Scott’s executive order on wetlands (reducing the buffer to 25 feet from 50 feet for development of housing) is in effect or not. There appear to be competing interpretations. Also discussed were proposed Special Assessment Tax Districts to enable more housing development. Of special interest to rural areas was that the legislature repealed the Road Rule and Tier 3. These are no longer part of Act 181. There is also now additional clarification in statute as to what a municipality can or cannot restrict related to agriculture; and a catalog of pre-approved home designs from 802 Homes, which can be permitted by right. They are looking for feedback from communities through a survey on their website.
Old Business
- Definitions for measuring height, setbacks and defining ‘natural grade’ have been given to the DRB members for their review and comments.
- The Commission did a page-by-page review of the proposed changes/additions/edits/clarifications to the Development Regulations, including additions required by the HOME Act and Act 181. However, HOME Act and Act 181 rules are already required by stature, even if they are not yet included in the Town’s Regulations.
Meeting Minutes
M. Gammal moved to approve the minutes of May 6, 2026; J. Falcao second. All in favor.
Administrator’s Report
- Martha told the Commission members that the DRB has asked if the PC would be willing to consider reviewing the parking ratios in Table 5.1. The DRB has frequently had hearings where they feel the requirements of the Regulations are not adequate for the parking needs of some projects – too few parking spaces for restaurants or event spaces, for instance. The Commission agreed to continue the discussion at the next meeting. Martha will encourage DRB members to attend the next meeting.
- Martha also asked the Commission members if they would agree to add language to Section 302 (Conditional Use) clarifying that if there is a conditional use that has been approved by the DRB, it must be implemented within 5 years of the date of approval, or it will expire. The Commission agreed. There is a 5-year expiration on any development approved by the Board, but Martha felt that this needs to be clarified in the Regulations under Conditional Use, to prevent confusion. Martha will draft language for this and present it at the next meeting.
- 3-year Planning Commission terms for Joan Falcao and David Roy expire at the end of June 2026. Falcao is finishing the term of a previous member and has asked that the Selectboard reappoint her for a full term. D. Roy is completing his 4th term (12 years!) and has decided to retire. His last meeting with the Planning Commission will be June 17. Martha will place a notice in the Islander and on Front Porch Forum announcing the open position and will ask the Selectboard to reappoint Joan at their June 8, 2026 regular meeting.
Announcements
– Meeting House: preparations continue at the Meeting House to move it from its foundation soon to allow for the installation of a new foundation.
– Town Office Committee: Construction on the new office continues. Estimated date for moving in is the end of October 2026.
– Lavin Property Planning Committee: There will be a community walk on the property on June 14, 2026, at 2PM. Rain date is June 20.
Adjournment
8:03PM – M. Gammal moved to adjourn; J. Falcao second. All in favor.
Respectfully submitted,
Martha Taylor-Vareny, ZA
Signed: _______________________________________ Date: ______________________
For the Planning Commission
These minutes are unofficial until approved at the next regularly scheduled meeting. All motions were unanimous unless otherwise indicated.