All Roll Calls
Yes: 653 • No: 353
VermontS.3252025-2026 SessionSenate
An act relating to regional planning and Act 250 Tier jurisdiction
Sponsored By: Sponsor information unavailable
Signed by Governor
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Bill Overview
Analyzed Economic Effects
11 provisions identified: 5 benefits, 3 costs, 3 mixed.
Fewer permit barriers for farm events
Qualifying accessory farm businesses do not need an Act 250 permit or amendment for improvements serving educational, recreational, or social events. The farm’s agricultural practices or qualifying products must be a substantial part of the event. Events can include concerts and farm stays with no more than five dwelling units. Noise must stay at or below 70 dB at property boundaries, and events must end by 10:00 p.m.
Funding for public land planning input
The law provides $30,000 from the General Fund in fiscal year 2027 to design a public engagement plan. The money goes to the State Natural Resources Conservation Council for that work, not directly to households.
Easier updates and longer local plans
Regional commissions can request minor land-use boundary changes without immediately amending their plans; changes enter the next plan version. Requests need municipal support and affirmative municipal and regional board votes; changes under 10 acres may qualify under Board guidance. Commissions can also request Tier 1B status separately after a public hearing, without changing the plan’s expiration date. The Land Use Review Board must hold a hearing within 30 days and decide within 30 days after that hearing. Beginning July 1, 2026, regional and municipal plans otherwise expiring in 2026 or 2027 remain valid through December 31, 2027.
Longer exemptions for village and transit housing
Until January 1, 2028, an Act 250 permit exemption covers projects with 50 or fewer homes on 10 contiguous acres or less. The acreage includes land used alongside the project. One route requires the project entirely within a designated village center and within one-quarter mile of its boundary. That route also requires permanent zoning and subdivision rules, plus public water or sewer or suitable wastewater soils. Another route covers projects entirely within a municipality’s census-designated urbanized area with over 50,000 residents, within one-quarter mile of transit.
Longer permit exemptions for center housing
The law keeps these Act 250 housing permit exemptions available until January 1, 2028. Projects with 75 or fewer homes qualify entirely within designated new town centers, growth centers, or neighborhood development areas. Housing entirely within designated downtown development districts also qualifies, but those districts need permanent zoning and subdivision rules. Both exemptions require public water or sewer, or soils suitable for wastewater disposal. Mapped river corridors and floodplains are excluded, except for preexisting development in areas suitable for infill.
Formal regional planning review process ends
Beginning July 1, 2026, the law repeals the formal review process for regional planning commission decisions under 24 V.S.A. § 4476. People and organizations can no longer use that statutory review route.
Environmental justice work gets later deadlines
The law delays environmental justice implementation deadlines. The public mapping tool is due January 1, 2028, and Agency of Natural Resources rules are due January 1, 2029. Covered agencies must include required information in annual spending reports, or separate annual reports, beginning January 15, 2029. Their implementation policies and related materials must be adopted or updated by July 1, 2030. The work requires consultation with the Environmental Justice Advisory Council and, where applicable, the Interagency Environmental Justice Committee.
Tighter location rules for development benefits
Beginning July 1, 2026, disconnected development without an existing or planned walking connection to a downtown or village center loses designation-benefit eligibility. The connection must use a complete street, designed to serve people walking and other travelers. Older, nonconforming designations approved before the Community Investment Program began are exempt. Separately, applications under the designated-center program in 32 V.S.A. § 5930bb are limited to Step 2 or Step 3 centers. Step 1 centers qualify only when part of the center is listed or eligible for the National Register of Historic Places.
Later start for land development rules
Specified Act 250 changes from the 2024 law now begin January 1, 2028, instead of December 31, 2026. The delay covers amendments to land-use definitions and the review criterion in 10 V.S.A. §§ 6001 and 6086(a)(8). Covered projects have more time under existing rules, while application of the replacement standards is postponed.
Existing property conditions enter local permits
Previously Act 250-permitted developments in Tier 1A areas must carry applicable conditions into required local zoning permits or amendments. Municipal panels must include those conditions so they can be enforced locally. Exceptions cover completed construction, permits regulated separately, and laws or conditions that no longer apply. Conditions also need not carry over when local rules address the matter and the project meets those rules.
New planning rules for designated growth areas
Beginning July 1, 2026, regional plans must describe future land uses, follow smart growth principles, and include policies to carry them out. Plans recognize multiple downtown or village centers, including planned or emerging centers. Growth and village areas must connect to housing targets and have location, infrastructure, and transportation criteria. Community Investment Program centers and neighborhoods require Land Use Review Board approval through regional land-use map review. A designated neighborhood can be a village or planned growth area, but must touch a designated center; planned growth areas must meet regional-plan criteria.
Sponsors & Cosponsors
Sponsors
There is no primary sponsor on record.
Cosponsors
There are no cosponsors for this bill.
Roll Call Votes
Senate vote • 5/27/2026
Roll Call, requested by Senator Watson, Passed -- Needed 15 of 30 to Pass -- Yeas = 27, Nays = 3
Yes: 27 • No: 3
Senate vote • 5/27/2026
Roll Call, requested by Senator Watson, Passed -- Needed 15 of 30 to Pass -- Yeas = 28, Nays = 2
Yes: 28 • No: 2
House vote • 5/6/2026
Which was disagreed to on a Roll Call Failed -- Needed 72 of 143 to Pass -- Yeas = 63, Nays = 80
Yes: 63 • No: 80 • Other: 1
House vote • 5/6/2026
Which was agreed to on a Roll Call Passed -- Needed 72 of 144 to Pass -- Yeas = 142, Nays = 2
Yes: 142 • No: 2 • Other: 1
House vote • 5/6/2026
Which was disagreed to on a Roll Call Failed -- Needed 72 of 143 to Pass -- Yeas = 60, Nays = 83
Yes: 60 • No: 83 • Other: 1
House vote • 5/6/2026
Which was disagreed to on a Roll Call Failed -- Needed 71 of 142 to Pass -- Yeas = 66, Nays = 76
Yes: 66 • No: 76 • Other: 1
House vote • 5/6/2026
Which was agreed to on a Roll Call Passed -- Needed 71 of 141 to Pass -- Yeas = 141, Nays = 0
Yes: 141 • No: 0 • Other: 1
House vote • 5/6/2026
Which was agreed to on a Roll Call Passed -- Needed 72 of 143 to Pass -- Yeas = 77, Nays = 66
Yes: 77 • No: 66 • Other: 1
Senate vote • 3/25/2026
Roll Call, requested by Senator Ingalls, Failed -- Needed 15 of 30 to Pass -- Yeas = 13, Nays = 17
Yes: 13 • No: 17
Senate vote • 3/25/2026
Recommendation of amendment, as amended, agreed to on roll call requested by Senator Ingalls, Passed -- Needed 15 of 30 to Pass -- Yeas = 18, Nays = 12
Yes: 18 • No: 12
Senate vote • 3/25/2026
3rd reading ordered on roll call Passed -- Needed 15 of 30 to Pass -- Yeas = 18, Nays = 12
Yes: 18 • No: 12
Actions Timeline
Senate Message: Signed by Governor June 16, 2026
5/29/2026SenateSigned by Governor on June 16, 2026
5/29/2026SenateDelivered to Governor on June 10, 2026
5/29/2026SenateSenate Message: Report of Committee of Conference adopted
5/28/2026SenateAs passed by Senate and House
5/27/2026SenateRoll Call, Requested by Sen. Watson
5/27/2026SenateRoll Call, requested by Senator Watson, Passed -- Needed 15 of 30 to Pass -- Yeas = 28, Nays = 2
5/27/2026SenateCommittee of Conference report adopted
5/27/2026SenateMotion by Senator Baruth to reconsider previous vote agreed to
5/27/2026SenateMotion by Senator Baruth to suspend Rule 73 to allow reconsideration of previous vote taken
5/27/2026SenateRoll Call, Requested by Sen. Watson
5/27/2026SenateRoll Call, requested by Senator Watson, Passed -- Needed 15 of 30 to Pass -- Yeas = 27, Nays = 3
5/27/2026SenateCommittee of Conference report adopted
5/27/2026SenateCommittee of Conference report submitted by Senator Watson for Committee, text
5/27/2026SenateCommittee of Conference report
5/27/2026SenateCommittee of Conference report
5/26/2026SenateEntered on Notice Calendar
5/26/2026SenateHouse message: House adopted Conference Committee report
5/22/2026HouseRules suspended and bill messaged forthwith to the Senate as moved by Rep. McCoy of Poultney
5/22/2026HouseCommittee of Conference report adopted (Senate bill)
5/22/2026HouseRules suspended and taken up for immediate consideration as moved by Rep. McCoy of Poultney
5/22/2026HouseNotice Calendar: Report of Committee of Conference
5/22/2026HouseHouse message: House appointed Conference Committee members
5/14/2026HouseSpeaker appointed Reps. Sheldon of Middlebury, Labor of Morgan, and Chapin of East Montpelier as members of the Committee of Conference on the part of the House
5/13/2026HouseSenate Message: House proposal of amendment not concurred in and Committee of Conference appointed
5/13/2026Senate
Bill Text
As Enacted (ACT 152)Opens in a new window
6/19/2026
As Passed by Both Chambers
6/4/2026
As Passed by Both Chambers (Unofficial)
6/4/2026
House Proposal of Amendment
5/8/2026
House Proposal of Amendment (Unofficial)
5/8/2026
As Passed by the Senate
3/31/2026
As Passed by the Senate (Unofficial)
3/31/2026
As Introduced
1/29/2026
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