TOWN OF CLARENDON BOARD OF SELECTMEN
and PLANNING COMMITTEE Special Meeting
Wednesday June 4, 2025
Clarendon Town Grange @ 6:00PM
Minutes
Guests Guests
Mike Klopchin, Chair of Selectboard Scott Duncan
Robert Congdon Heidi Eccleston
George Ambrose Rich Clark
Don Pratt Chris Gatti-Palance
John Mckenna, Chair of Planning Committee Kevin Dougherty
Kimberly Young Deborah Dougherty
Brownson Spencer Robert Stefanski
Margie Southard Deborah Hall
Anna Towle Chuck Hall
Ben Brown Aaron Hilliker
James Austin Carol Hilliker
Richard Ley Marilyn Knapp
Robert Bixby Craig Knapp
Shelley Lutz Toby Milne
Cindy Spencer Betty Russo
Kevin Spencer Sarah Kumm
Bob Underhill Mark Truhan
Alf Strom-Olsen Jeff Grembowicz
Call to Order
Selectman Robert Congdon, acting moderator for the evening, opens the meeting at 6:00 PM with background information for the community. This meeting was called due to concerns following a meeting on Wednesday May 7, 2025 with the Rutland Regional Planning Commission. At this meeting an overview of the 2026 Regional Plan was presented to us along with a Future Land Use Map containing Act 181 land use categories. Congdon states that the Selectboard was given short term turn around on providing changes to the land use map. Congdon strongly felt that the deadline didn’t allow for necessary public input. The Select Board and Planning Commission pushed back and asked for an extension to make changes to the map which was granted. This special meeting includes public input in trying to gather information towards the map. It was the boards understanding that once changes were made to the Land Use Map, it would be written in stone with no due process. The concern is a loss of local control to the state.
John McKenna, Chair of the Planning Commission, interjects that the Rutland Regional Planning Commission will have a few more gatherings and hearings in which the public will have the opportunity to provide feedback. These meeting times are provided on their website. Congdon expresses an unhappiness with the process and what they are doing. A major issue exists with the map, expressly with Rural categories. On the map the teal color designates Rural Agriculture and Forestry. This would include land in the Current Use Program. The dark green color encompasses Rural Natural Resources and Conservation areas. Administrative Assistant Kimberly Young, states that feedback and suggested changes to the map must be given to Rutland Regional Planning Committee planner Logan Solomon tomorrow June 5th by the end of the day.
Mckenna explains that the state has worked on definitions of tiers for Act 250 with oversight on development. Tier 3 for Act 250 has increased oversight and its description sounds like the description of the Rural Conservation Land Use Area. It is mentioned that Devin Neary Executive Director of RRPC has said that they are not using the existing Conservation Maps to make the new Future Land Use Maps, however Mckenna feels that the language is similar. The dark green map areas could be wetlands, flood zones or ridge lines where we wouldn’t be building anyways. Mckenna says that there is a trust issue and that this is all an area of concern. Act 250 has always been a pain in the neck. He explains that the Tiers 1A and 1B pertain to cities like Burlington and Rutland. Clarendon without subdivision does not have any of these tiers. Tier 2 is where the vast majority of the state will be and we are being told that it shouldn’t be any different than Act 250 now. RRPC is saying that the goal is to help development in already developed areas. There is a question from a guest as to whether any of this pertains to the 3 Acre Rule of which the answer is no, not at this time. It is discussed that Tier 3 is a large concern and we don’t know the full agenda. Tier 3 maps are still in development by the Land Use Review Board. The Tier 3 maps will be smaller than the map at hand, they will overlay the existing and are expected to be posted in the near future.
Guest Alf Strom-Olsen asks if the purpose of this meeting is for everyone to provide feedback? Guest Craig Knapp asks if the maps are available to look at? The answer to both questions is yes. Guest Bob Underhill, Town Lister adds that there will be more development in the town and village centers and less so everywhere else in the town. It is our intent to make the centers bigger on the map. The board concurs and has made these same recommendations. John Mckenna explains that the village centers on the map normally contain historical significance of some form. In general these areas will be considered for tax credits and future benefits if officially designated as a village center like the area of the old Clarendon Springs Hotel.
Guest Marjorie Southard recommends that everyone read the Town of Castleton’s viewpoint on the maps written in an article in Lakeside News. Robert Congdon then reiterates that in Clarendon there is not a Tier 1, we have Tier 2 or lower. Mckenna from the Planning Commission’s standpoint, clarifies that the Clarendon Town Plan is set. It was recently adopted and will remain as is until due to be renewed again. At that time the Future Land Use Map may come in to play, but we can keep our current map for now. Guest Brownson Spencer, a Planning Committee member expresses his thoughts that this whole process is both immoral and unconstitutional. He truly believes that this whole situation may find itself in court. He relays that currently it is size that determines Act 250 involvement and going forward with the new plan it will be location. He sees great restrictions with this new plan and feels that demanded approval of the map before any rules are even created for it, along with no citizen involvement is unconstitutional. Information is then provided containing the date July 24th for an upcoming RRPC meeting concerning Tier 3 and looking for public input.
Guest Jeff Grembowicz interjects that there are many town members including himself who have looked to grants for their projects. He asks the group, “When do we say enough is enough?”. He suggests forfeiting grants and discusses the possibility of not going forward with the maps. The map needs to be done properly now because it won’t be changeable down the road. What can we do? Not accept the maps? Robert Congdon says one recourse we have is for voting towns to pull out of the Rutland Regional Planning Commission. Some towns already have; it would mean Clarendon would be a stand-alone town. Grembowicz asks what if more towns were to do just this, back out of the RRPC? John Mckenna replies that the RRPC would have to take notice. It has merit however; there would be both benefits and drawbacks to this. Brownson Spencer states that this move would not work in terms of the map. The Land Use Review Board (LURB)will formulate the maps regardless of a few towns deciding not to participate in the process. Both Brownson Spencer and John Mckenna speak to the certainty that adherence to the town plan is a criterion of Act 250. We must have a State/RRPC approved plan to be considered in Act 250 hearings. Robert Congdon suggests making noise and being on the Legislatures doors about our concerns. The town has time until the Town Plan expires, but it is essential that we provide as much feedback as we can while this process continues moving forward. Grembowicz advocates for pushing LURB to slow down so that we the town can do more research.
Guest Craig Knapp inquires if anyone at this meeting is taking notes. The Administrative Assistant to the Select Board is doing just that. John Mckenna reiterates that we are being told that Tier 2 will be no different than what Act 250 is now, but there is housing/zoning language that has been added to the new plan, especially concerning the acceptance of Accessory Dwellings. Moderator Congdon moves the meeting forward for specific comments on the map. Guest Rich Clark has definite issues with the map concerning Riparian areas that are to protect class A waters, etc. Guest Kevin Dougherty, our Zoning Administrator, in looking at the map speaks to issues with a few Commercial/Industrial areas that should be colored lavender for Enterprise Areas. Specifically, on the southside of the map where Oliver Subaru is going in as well as a couple of slivers of businesses on the north end of town (Garvey Nissan and Stove Depot), Additionally there are a few Airport owned areas near the Airport (Lot F 1 & 2) that need to be changed to Lavender (Enterprise). Grembowicz points out an agricultural parcel off of Alfrechia Road that should be colored teal (Rural Agricultural) as it is in Current use and is currently planted with a crop of corn.
Craig Knapp remarks that it is difficult to make decisions when the colored map areas shown before us do not have descriptions with them. Kim Young finds the Land Use definitions on the RRPC website and shares it with John Mckenna. Mckenna reads the definitions to the group. Any changes made to the map by us have to follow the definitions in order to be considered. Both general comments and map comments will be forwarded to the RRPC. Brownson Spencer states that there should be ways to make corrections to the map going forward. Alf Strom-Olsen provides the fact that land in Current Use changes all the time. Congdon says that we received a vague answer regarding land in Current Use in a previous meeting with the RRPC. He feels that in general the legislation looks unfavorably on the Current Use Program. It is then asked if the legislation is targeting large parcels? Congdon says no, it is everything that is being targeted.
Adjournment
Around 8:00 PM everyone had a chance to look at the map and the meeting came to an end. Of important note, it was suggested that on the town’s website there be a link for public comments on the new Rutland Regional Plan and Land Use map.
Draft Regional Future Land Use Map, Parcels – Clarendon
Clarendon Planning Commission
SPECIAL MEETING
Agenda
Wednesday June 4, 2025
6:00 p.m.
Clarendon Grange Hall
New Business
Discussion of Rutland Regional Plan Map in conjunction with Select Board
Adjourn
Note: Agenda times are estimates.
Public comments will be heard before action items and at the end of the meeting for approximately 3 minutes per person. At the chair’s discretion, public comment may be accepted at other times during the meeting.
Public records will be available by request to the Town Clerk within a reasonable amount of time.
