OFFICE OF THE SELECTBOARD
TOWN OF HALIFAX, VERMONT
REGULAR MEETING MINUTES- DRAFT
April 21, 2026
6:00 PM AT THE HALIFAX TOWN OFFICE
CALL TO ORDER
Edee Edwards called the meeting to order at 6:00pm. Other Selectboard members present were Karen Christofferson, Rhonda Ashcraft, Randy Pike and Lori Marchegiani (remote). Members of the public present were Brooke Dingledine (Land Use Review Board), Kirsten Sultan (Land Use Review Board), Nancy McCrea, Keith Stone, Vickie Stone, Kaitlyn Stone, Craig Stone, Marion Canedy, Kyle Farnsworth, Monica Sumner, Stephanie Pike, Pete Silverberg, Stephan Chait, John Betit, Lesley Pollitt, Mary Horne, Linda Heubner, Tina Annear, and Emily Dow.
CHANGES AND ADDITIONS TO THE AGENDA
None.
NEW BUSINESS
Christofferson read the responses received to the Town’s April 11, 2026 letter opposing Act 181. The responses were from the Governor’s Office, State Representative Emily Carris‑Duncan, and Land Use Review Board member Kirsten Sultan. Carris‑Duncan reported that the legislature has heard our concerns and plans to repeal the Road Rule and Tier 3 and to re-evaluate the tier system. Sultan’s response restated the town’s and Selectboard’s concerns and offered to have someone from the Land Use Review Board join us at a meeting; that is why she and Dingledine are here this evening
Edwards noted that the Vermont League of Cities and Towns (VLCT) is still monitoring the issue and it now also supports repealing the two provisions and not just delaying implementation. Edwards stated that people should feel heard.
Land Use Review Board Act 181 Discussion- Brooke Dingledine |Board Member
Brooke Dingledine of the Land Use Review Board (LURB) presented an overview of Act 181, outlining this new Board’s responsibilities, the reduced Act 250 requirements in designated downtown and flood‑resilient areas, and ongoing objectives for avoiding forest fragmentation and protecting wildlife habitat. She reported that the Legislature is working to repeal the Road Rule and Tier 3 through S.325 before the legislature finishes its work on or about May 8. Dingledine also noted challenges in the Road Rule, particularly regarding shared driveways.
Kirsten Sultan informed the Board that statute requires completion of a Tier 2 study after the legislative session—addressing location‑based jurisdiction, accessory on‑farm businesses, and protections for 9B soils—and confirmed that Tier 2 remains unchanged under Act 250 aside from the Road Rule (now expected to be repealed). Sultan added that the Vermont Council on Rural Development might be tapped to schedule a community visit to support local planning efforts.
Christofferson raised concern that the large share of Tier 2 land statewide could expose residents to future regulatory changes without sufficient notice. Dingledine reported that the Road Rule is expected to be repealed statewide and that legislative work is underway to clarify Tier 2 definitions and future jurisdictional standards. Sultan reiterated that Tier 2 remains unchanged under Act 250, with jurisdiction dependent on whether a town has zoning and subdivision bylaws, and noted the Board’s difficulty distinguishing driveways from roads during its review. Edwards emphasized the need to ensure adequate time for residents to voice concerns about land use, housing and affordability, while our Town Plan is being revised this year.
In response to Nancy McCrea’s question about the future of Tiers 2 and 3 if Tier 3 is repealed, Dingledine reported that Tier 3 will not continue and that the Legislature may move away from a tier system entirely. Sultan noted that Act 181 includes interim housing exemptions in Tier 1A and Tier 1B and that discussions are underway about extending them. She reported that the Board has been administering Tier 1 components with regional planning commissions and has reviewed several draft regional plans. Sultan added that if Tier 1 remains in place, regional plans will still require a clear method for distinguishing Tier 1 from non‑Tier 1 areas, with final decisions dependent on upcoming legislative action.
Stephan Chait asked which portions of Act 181 are currently in effect, whether Act 250 remains in place during the transition, and when Act 181 may replace Act 250 given the possibility of a 2030 implementation or further revisions. Dingledine reported that Act 250 remains in effect except for temporary interim housing exemptions in Tier 1A and Tier 1B areas. She stated that regional plans are under review and that municipalities may apply for Tier 1A status, noting that development in Tier 1A areas will require zoning rather than Act 250. In response to Chait’s question about infrastructure requirements, Kirsten Sultan clarified that Tier 1B eligibility requires water, sewer, or soils suitable for wastewater disposal, while Tier 1A eligibility depends on a municipality’s capacity to administer bylaws and applies to designated downtown, village center, village area, and planned growth areas.
Keith Stone asked whether the Land Use Review Board collaborates with out‑of‑state organizations, including the Sierra Club Foundation and Save America Foundation, and how such groups might influence Act 181. Dingledine stated that the Board has no specific information on those relationships. In response to Edwards’ inquiry whether lobbyist groups interact with the LURB , Dingledine reported that the Board collects public feedback but does not shape legislation, and that its responsibilities are limited to administering Act 250 and carrying out tasks assigned under Act 181 to support natural resource protection.
Craig Stone expressed concern that increasing land‑use restrictions are eroding the value of his assets and urged the Legislature to consider input from the Vermont Farm Bureau, the Vermont Timber Truckers & Producers Association, and the Foresters Association.
Pete Silverberg stated that because the Land Use Review Board carries out tasks assigned by the Governor and primarily serves as a conduit for public comment, concerns about Act 181 should be directed to legislators. He supported opposing Tier 3 and the Road Rule, noting that existing laws already address similar issues and that rising costs make development in Halifax increasingly difficult for taxpayers. Dingledine added that the Land Use Review Board has been directed to improve the functioning of Act 250, including its delay and appeal processes.
Stephan Chait stated that balancing development with natural resource protection is essential and identified this as a core goal of Act 181 and Act 250. Christofferson stated her view that, given current discussions about habitat protection, acreage reserved for wildlife would need to be removed from the tax rolls, which would negatively affect Halifax. Pike emphasized that the properties under discussion are privately owned. Dingledine reported that multiple conservation options exist, including voluntary land conservation, and stated that the Town Plan should clearly define community standards for both protection and development.
There was discussion regarding transportation and resource costs. Kirsten Sultan stated that a municipal project such as a gravel pit would not trigger Act 250 review if the disturbance is under 10 acres unless the parcel is already subject to Act 250. Edwards said additional community discussion is needed regarding the former gravel pit and past Act 250 experiences, noting that the issue has created division in town. Edwards expressed support for directing development toward existing paved roads and noted that detailed mapping showed a greater number of private roads than she previously understood. Edwards emphasized the high cost of road maintenance.
Marchegiani stated that Montpelier should be more aware of how statewide policy decisions affect small towns with limited resources.
There was a group discussion regarding improvements the Legislature should make to the Act 181 process. Participants stated that communication from the state was unclear, inconsistently distributed, and rushed as the deadline approached, contributing to public uncertainty and concern. Board members noted that the town received significant community feedback reflecting these issues.
HEARING OF VISITORS
None wished to speak.
CORRESPONDENCE
Right-Of-Way Farnsworth 1211 Hatch School Road
This permit is for putting a new layer of gravel over an existing driveway. The Selectboard signed the permit.
May 12, 2026 at 7:00pm Windham Regional Commission is attending a meeting with the Halifax Planning Commission, Zoning Board and Selectboard to discuss the Town Plan.
Green Mountain Power is going to start gravel finishes on Jacksonville Stage Road, Tucker Road, Deer Park Road, McMillan Road, Stowe Mountain Road and Reed Hill Road and the rotation schedule will be communicated.
VLCT has an Ethics Administration and Enforcement class happening soon which prompted Edwards to say the Town of Halifax needs an Ethics Ordinance and will use the VLCT model.
APPROVAL OF PREVIOUS MEETING MINUTES
April 6, 2026 Selectboard Special Meeting Minutes
Pike made a motion that we approve the April 6, 2026 minutes as written. Ashcraft seconded. Motion carried 4-0-1. Christofferson abstained.
April 7, 2026 Selectboard Regular Meeting Minutes
Edwards made a motion that we approve the April 7, 2026 minutes with the final correction on the recording link and other corrections made just now. Christofferson seconded. Motion carried 5-0.
April 11, 2026 Selectboard Special Meeting Minutes
Edwards made a motion that we approve the April 11, 2026 minutes as amended. Ashcraft seconded. Motion carried 5-0.
SELECTBOARD ORDER
Dow and Marchegiani both left the meeting. The Selectboard orders were signed and Edwards read the aggregate amount for order #20 on April 21, 2026 for an order total of $14,989.50.
ADJOURNMENT
Ashcraft made a motion to adjourn at 8:38pm. Christofferson seconded the motion. Motion passed 4-0.
Respectfully submitted,
Emily Dow
Halifax Administrative Assistant
Recording Link: https://youtu.be/tq-oHE5390I
