Carly Berlin’s informative piece entitled “Vermont loosened Act 250 rules for housing. Here’s where developers are responding” highlighted some progress that has been made since the passage of the much-needed HOME Act in 2023.

One featured developer is contemplating a 74-unit development in Vergennes. What the article doesn’t mention is that the parcel under consideration could support 130 units according to local zoning, and such a project would have widespread support among city residents.

In a city of just 1,500 households, those 55 unbuilt homes could have a significant impact not just on the availability of affordable housing and overall vitality of the community, but also on the ability of the city to pay for long-overdue sewer upgrades and ease tax burdens while maintaining local schools. The rules already allow these 13 acres to be developed without a state Act 250 permit.

What is the purpose of developing a 13-acre parcel and achieving less dense, less environmentally sustainable housing in the bargain?

Meanwhile, the Legislature has tasked various state agencies with gathering feedback and reporting to the general assembly on strategies to increase the supply of affordable housing. I hope they consider making it as easy as possible for municipalities to receive “Tier 1A” designations under the new rules so that Act 250 no longer limits residential development in areas with municipal water and sewer.

Finally, I’m personally a big fan of the new housing going up in Vergennes, which the article mentions will be for a mix of “workforce” housing and “people with lower incomes.” As far as I know, the “workforce” units rent for more than $2,000 per month, and the “lower income” units rent for around $1,500-$1,800. To be clear, this is laudable and necessary in an area where “market” rents can be north of $3,000.

That said, when we talk about affordable housing, I think it’s important to recognize that Vermont’s nonprofit affordable housing network is delivering deeply affordable (and highly energy efficient) housing for less than $1,200 per month on average. Moreover, we are doing so at a variety of income levels, from people on fixed incomes to those working full-time and earning $50,000 or more per year. This is also critical workforce housing, senior housing, and low-income housing that deserves as much attention as Act 250 reform.

It’s vital that progress on regulatory reform and new housing stock include our most vulnerable neighbors, and that demands ongoing investment in Vermont’s affordable housing network. When we highlight the success of our for-profit developers, let’s also highlight the affordable housing ecosystem into which they fit. We play complementary roles and it’s important to remember the full picture.

Elise Shanbacker

Vergennes