Questions& Answers

The East Village Expansion is a housing and climate resilience initiative in Plainfield, Vermont. Started as a response to devastating flooding in our village in 2023 and 2024, an advisory committee of volunteers appointed by the Town's Select Board leads this project to lay infrastructure for a new neighborhood well out of the flood plain. With community led designs and grant-funded engineering, group is seeking federal CDBG-DR funds with the aim of breaking ground in Spring 2026. 

I. About the Project: What, Where, Why?

How did this project start?

In the wake of the catastrophic flooding in 2023 and 2024 which destroyed or damaged multiple homes in Plainfield Village, 17 volunteers formed an ad hoc steering committee in early August 2024 to explore the possibility of a new neighborhood outside of the flood zone. They went on to conduct multiple surveys and 2 public info sessions; they secured a $35K grant for initial engineering of the design by pro bono architect Sandy Vitzhum and led a community design workshop with subsequent rounds of feedback to draft the initial layout of the proposed neighborhood. On March 4, 2025 the voters of Plainfield approved the establishment of a reserve fund for the project (unfunded) at which point, the Select Board appointed an official 11-member Advisory Committee to continue to work on the project. 

Advisory Committee and Ad Hoc Committee Members

The Select Board’s purpose and scope of work for the Advisory Committee

Updated 9-14-25

I. About the Project: What, Where, Why? 

Where is the proposed parcel of land?

The 23.8 acres of land are located in the Village designation (zoned the same as the current Village, see map and zoning info), near the intersection of Main Street and East Hill Rd. 

About 11 acres are buildable. The land encompasses two plats that are listed in the Town Records as owned by Syringa Investments and Pigeon Pond LLC.

Updated 9-14-25

I. About the Project: What, Where, Why?

Why is this being proposed as a Town Project, rather than being done by a private developer?

The group that started this project (the Ad Hoc Committee) believed that Plainfield and other Vermont towns have a special chance after recent disasters to find new ways to replace homes lost to climate change and help with Vermont's housing shortage. This town-led project offers several key benefits:

More Affordable:

• A Town-led project omits a private developer's profit, keeping costs down.

• The project is a great fit for grant money from the Community Development Block Grant-Disaster Relief (CDBG-DR) program. This money is available to Lamoille and Washington Counties. (Learn more about CDBG-DR here: CDBG-DR Overview - HUD Exchange).

• The Town has accepted a low-interest loan of $150,000 (with 2% simple interest) from the Vermont Community Foundation. This loan has not closed yet. VCF has said they would consider loaning us another $600,000 at 2% for land purchase. There is no commitment yet on the 2nd loan. 

• This option of low interest financing would make the entire project more affordable than it would be with market rate interest.

Better Look and Feel:

• A public survey in Sep-Oct 2024 showed that most people did not want a "cookie-cutter" neighborhood next to the Lower Village. For survey results, go to: Summary of Public Survey

• Instead, they wanted the new expansion to look and feel like the current Village.

• This input then guided a Public Design Workshop on Saturday, February 8th, 2025 where Town residents were invited to help design the new neighborhood.

Updated 9-14-25

I. About the Project: What, Where, Why?

How many lots are being proposed?

The exact number of lots has yet to be determined.

The Community Design Workshop on 2/8/25 resulted in resident-designed neighborhood drawings with lot numbers ranging from about 30 to 75. Further feedback from broad public input and that of neighbors directed the design towards 40 lots.

With the Town Grants Committee and in response to ongoing public feedback, we recommend applying to the Sep 2025 CDBG-RD grant with a proposal committing to 40 homes (aka, housing units). While the grant submission will be accompanied by the engineering plan which shows 40 lots, the final lot numbers could be fewer. This is because lots will not be limited to one housing unit (i.e., Habitat for Humanity would like to build 5 duplexes, resulting in 10 housing homes on 5 lots). The commitment of 40 homes could be satisfied utilizing fewer than 40 lots.

The emphasis on homes rather than lots allows us to present a strong application for CDBG-DR funding while preserving the time and flexibility needed to make final lot decisions that best satisfy the goals of this project and the needs of our community.

The grant determination and other financing could add new parameters that significantly impact final decisions regarding lots.

Updated 9-18-25

I. About the Project: What, Where, Why?

What are the lot sizes?

1/20th acre (suitable for a tiny house) to 1/2 acre.

Updated 9-17-25

I. About the Project: What, Where, Why?

What is to prevent a developer from coming in, buying lots, then building and reselling houses?

The project has several ways to prevent this:

• Deed Restrictions: Special rules, called "deed restrictions," can be implemented, that may require buyers to:

  • Build a house on the lot within about two years;

  • Not resell the home for about five years (to prevent “flipping” the property for profit); 

  • Other restrictions

• Grant Funding Rules: If the project gets its funding from the Community Development Block Grant-Disaster Relief (CDBG-DR) program, that grant comes with its own requirements, including affordability requirements which would inherently block developer investment.

• Plainfield's Zoning Rules on Short-Term Rentals: Plainfield already has rules in its zoning regulations to manage short-term rentals (like Airbnbs). These rules apply to the new neighborhood as well.
  
  

By combining these measures, the Town aims to ensure the new neighborhood provides stable, long-term housing for residents.

Updated 9-14-25

I. About the Project: What, Where, Why?

How many people do you envision living in this area?

If 40 homes are built and an average of 3 people, on average, live in each home, that could bring roughly 120 residents to the neighborhood.

Note: When FEMA buyouts are completed, up to 60 Plainfield residents could be displaced, with many having lost their homes already. Also, Plainfield's overall population has remained flat since 1980 and school enrollment has declined. This new housing can help Plainfield bring people back to our community.

Updated 9-14-25

I. About the Project: What, Where, Why?

Who are the people working on this project? 

After the Town Meeting in March 2025, the Plainfield Select Board officially chose 11 members to serve on the East Village Expansion Advisory Committee, drawn from 32 people who applied. See the Town EVEAC page.

This change followed project initiation and development by an ad hoc Steering Committee of Plainfield residents (see bottom of our Advisory Committee Page for ad hoc committee names) who worked with lead pro bono architect Sandra Vitzhum, three licensed engineers from Engineering Ventures, including lead engineer, Paul Boisvert, P.E (engineering paid for by $35K grant) who developed initial designs and cost estimates. A local real estate professional also advised the group.

The project continues with Paul Boisvert as the lead engineer and we’ve engaged Peter Smejkal of Merkur Construction, LLC as a third party cost estimator.

Updated 9-14-25

I. About the Project: What, Where, Why?

Where Can You Sign Up if You're Interested in a Lot?

If you're thinking about buying a lot or living in this new neighborhood, please fill out our Expression of Interest Form. This form helps us understand what people are looking for - it does NOT commit you to anything.

We're also excited that two local housing nonprofits are a part of the CDBG-DR grant application:

• Downstreet Housing and Community Development, a trusted local housing group, is interested in 5 lots for single-family homes for their Shared Equity program.

• Central Vermont Habitat for Humanity is interested in buying lots to build 5 duplexes.

Updated 9-14-25

I. About the Project: What, Where, Why?

Why is this project needed in Plainfield if Goddard College will be renovated and offer new housing?

We believe this project works with the Goddard College housing plans. Here's why:

• Different Types of Housing: Our understanding is that the new Goddard owner, Mike Davidson, is focused on updating the existing college buildings into co-housing apartments and smaller "efficiency" units. The Creative Campus at Goddard is also applying for $4M in CDBG-DR funding to erect 10 cottage-style homes on the Goddard campus and to renovate 12 units of rental housing apartments on School Street in Plainfield, VT. With the extreme shortage of housing in the state, we believe the regional community would benefit from both. 9-9-25 Notice of Public Hearing on Goddard Grant

• Bringing Life Back to the Village: We also want to bring back the lively feel of Plainfield Village. After the FEMA buyouts, up to one-third of the Lower Village will become green space that can never be built on again. We want to create a walkable, active neighborhood right next to the current Lower Village. This will help bring more people back to live in the area.

Updated 9-14-25

I. About the Project: What, Where, Why?

Is the Vermont "housing crisis" really that pronounced?

Yes, it is. Leaders in Vermont agree that the lack of good, affordable housing is a major issue across the state.

At a news conference on January 21, 2025, Governor Scott said, "It's clear that not having enough decent, affordable housing is a big worry in every part of Vermont. It affects Vermonters looking for an apartment or a home to buy. It also stops us from growing our workforce." Governor Scott added, "Employers tell us all the time that they offer jobs to people from other states who want the job and want to move here, but then they turn it down because they can't find a place to live." (Article)

On January 20, 2025, the Vermont Department of Housing and Community Development (DHCD) announced new goals for building homes across the state. They worked with other housing groups (VAPDA and VHFA) and also launched a new tool to track how well Vermont is meeting these goals.

This new study found that Vermont needs to add 41,000 new homes by 2030 (both rentals and homes for owners) to meet its population needs. By 2050 the number is 172,000 new homes, which means building about 7,000 new homes every year.

Updated 9-14-25

I. About the Project: What, Where, Why?

Aren’t there other places for folks to move in Plainfield?

In early 2025, if you searched on Zillow, you would have found only about 5 houses for sale in Plainfield. Most of these were located outside of the main Village area.

Because of this acreage’s proximity to and walkability to the current Village as well as its existing zoning as “Village residential,” we feel it offers unique advantages. 

Updated 9-14-25

I. About the Project: What, Where, Why?

1/10th of a parcel size seems so small!

Currently, 11 parcels (or properties) in Plainfield's Lower Village are 1/10th of an acre or even smaller, and about 80 are more than 1/10th of an acre, although about 20 of those are larger parcels on the outer edge of the district.

It's true that these days, many people are looking for smaller homes, so smaller lots fit well with that desire. Most importantly, these smaller lots are usually more affordable. They can also save time and money when it comes to building and keeping up a home.

However, the Village also has many different lot sizes. The average lot size in the Village is about 1/4 of an acre. The plan for the new neighborhood is to have a similar mix of sizes, so there will be variety, not just small lots.

Updated 7-1-25

I. About the Project: Who, What, Why?

What are some of the benefits of this project?

This project offers several benefits for our town:

More Affordable Living (Even If You Don't Buy a Lot!):

• It will add much-needed affordable housing options in Plainfield for those who need it.

• Adding these new homes to the town's tax list will generate new tax money. This new income will help offset the tax base we lost due to the FEMA buyouts. This, in turn, will help keep taxes lower than they would be otherwise for everyone in Plainfield.

• Having more homes also has the potential to reduce overall water and sewer costs per household across the town.

Housing for Our Neighbors:

• It will provide new opportunities for people who love living in Plainfield and want to own a home here.

Boost for Local Businesses:

• More residents in town means more customers. This can help existing businesses stay strong and even encourage new businesses to open.

Updated 9-14-25

I. About the Project: Who, What, Why?

Will you build houses?

No, the Town won't be building houses. This project is focused on putting in the neighborhood's basic infrastructure, like roads and utility hookups.

The EVEAC’s Prospective Buyers working group has worked to organize information and resources on affordable home design. A New Home Fair on 9-6-25 connected 30 exhibitors - designers, timber framers, builders, nonprofits and banks - with close to 200 attendees. See the New Home Fair Directory, compiled by Sandy Vitzhum. 

Additionally, this working group aims to connect people who might want to work together on parts of the building process, like pouring foundations, to help save money. Please note that this working group is independent, simply helping to connect buyers with resources, not directly endorsing specific services or companies.

Updated 9-14-25

I. About the Project: Who, What, Why?

What was the Vote at Town Meeting on March 4, 2025 regarding this project? 

The Select Board decided to put an item on the ballot about setting up a Reserve Fund for the East Village Expansion as a way to gauge public sentiment on the project. The vote was 130-30 in favor of establishing this fund, which was just an account to hold money for any municipal project that is not part of the annual budget. Five other reserve funds were also voted on at Town Meeting. 

Updated 7-1-25

I. About the Project: Who, What, Why?

What about conflicts of interest?

In a small town like Plainfield, and even in a small state like Vermont, it's common for potential conflicts of interest to come up. Because of this, there are many rules and guidelines to help us manage these situations. In this case a decision needed to be made on the ethics of purchasing the land. 

The Select Board and the Town will follow the advice from the League of Cities and Towns and the Vermont Ethics Commission. These groups provide clear guidance on how to handle potential conflicts fairly.

• See the initial opinion from the VT Ethics Commission is under the header of Municipal Advisory Opinions No. 10-2025

• See the second and final ruling, Ethics Decision on Purchase of Land

More info: there were two appraisals (value estimates): one for each of the two parcels (Syringa Investments and Pigeon Pond LLC). The appraisal of 68 East Hill Rd listed a value ranging from $335,000 to $498,000. The appraisal of the second parcel at 266 Main was valued at $50,000. The SB has negotiated purchase and sale agreements. Landowners have the right to sell their property to any potential buyer. 

Updated 9-17-25

I. About the Project: Who, What, Why?

What is the current timeline for the project?

Our top priority was to have residents displaced by the flood housed quickly. We especially wanted displaced residents to be able to stay in Plainfield. We had anticipated that those who requested FEMA buyouts would receive their buyout money as soon as Spring 2025, but as of September 2025, no one has received a FEMA buyout except a couple people affected by the flood of 2023.

Starting in the summer of 2025, with new estimates for the project and our intention to apply for CDBG-DR funding as our first choice for financing, the timeline currently follows the requirements of that grant application. The grants committee is working in concert with the grant writer Liz Curry (hired and paid for by a REDI program grant) to submit the final application, due Sept 30, 2025. 

The grant process slows down the timeline but also ensures due diligence, requiring the project to undergo the processes for review that is designated by Town, State, and federal guidelines. The grant could give us access to resources to cover considerably higher costs anticipated by a reassessment from early 2025 and add components we couldn’t otherwise pay for.

DRAFT TIMELINE, as of September 2025:

July 2024- April 2025

Conceptual - A relatively clear picture of the viability of our plan. We are well underway with this phase, which includes:

• Rough financial guidelines for lot sales including affordable lots

• Relative clarity about a permitting strategy

• Very rough graphic to show fit of required lots

• Rough direction for funding eg. grants, lot sales, taxes, other

May 2025-September 2025

Schematic - Agreement about a single solution by our group.

• More detail of the financial structure

• Greater permitting clarity

• Sketch layout of a single option that is agreed to by the EVEAC

• Public comment period 

• Funding and expense clarity, including: reworking cost estimates, identifying land cost, and placing corresponding grant and/or funding mechanism to match

Ongoing through Spring 2026

• Permitting - This long process will overlap with the other milestone groups, it must to carefully and strategically correspond to our decision making process.

• Construction drawings - When we start the documents to actually initiate construction, most of the committee work should be complete with permits secured and key decisions made. This should take 3 months after schematic.

Spring 2026- Fall 2026

• Lot sales 

• Construction TBD

Updated 9-17-25

I. About the Project: Who, What, Why?

What kinds of public outreach have been done to date to inform people about this project?

As the EVEAC:

• Agendas posted according to Open Meeting laws, and Minutes, Recordings and FAQs posted on Town Website

• Ongoing summaries posted on social media 

• New Home Fair with resources on building open to public for free on Sept 6, 2025

• Extensive Press Coverage of the project

Prior to April 2025, the Ad Hoc committee engaged and informed the public in the following ways:

• Established a website including FAQs, planning documents, the financing structure and other documents;

• Conducted a public survey and 3 tours of the land;

• Sent a paper mailer to every Plainfield resident;

• Followed Selectboard guidance on bringing information as appropriate and attending meetings;

• Updates provided to and meeting attendance at Development Review Board and Planning Commission;

• Tabled at Fox Market, Plainfield Hardware and Farmers’ Markets;

• Held two public Information Sessions on 1/9/25 (recording)  and 1/12/25 (recording - better audio); 

• Orchestrated a Community Design Workshop and soliciting multiple rounds of feedback on the resulting designs;

• Ongoing publicity in the Bridge, Times Argus, WGDR, and Seven Days, Washington Post, Boston Globe, WCAX-TV, with more to come. Multiple and ongoing meetings with abutters and other neighbors including onsite walkthrough of the land;

• Continuing Communication via Facebook and Front Porch Forum

Updated 9-17-25

I. About the Project: Who, What, Why?

How many people have expressed interest in a lot? 

There are currently about 50 interested buyers on our prospective buyer list - which has been generated through word of mouth and no formal advertising. We will advertise if the project is approved and there are available lots.

Additionally, both Downstreet Housing and Community Development and Central Vermont Habitat for Humanity have submitted pre-commitment letters (available on our Costs & Financing Page) to bring their housing programing to this new neighborhood.

Updated 9-19-25

I. About the Project: Who, What, Why?

Has consideration been given to the preservation of Wildlife on the East Village expansion parcel?

A Wildlife study was conducted by Rose Paul and Greg Springston on December 9, 2024. The study identifies the wildlife on the parcel. Wetland, environmental review and protected species reviews are all necessary parts of the process. 

Updated 9-19-25

I. About the Project: Who, What, Why?

I’d like to participate more. Any tips for gathering information about the Project?

The East Village Expansion Advisory Committee (EVEAC) has expanded its reach through posts on Front Porch Forum (FPF) and Facebook. Updated EVEAC meeting information can be found on these social media channels. There is now a dedicated project email address (villageexpansion@plainfield.gov) to reach us for questions. In addition, the Town website’s EVEAC page posts upcoming agendas and past meeting minutes and video. Our upcoming meeting Agendas are posted at the Town Municipal Office, Plainfield Post Office and the board outside of Positive Pie and on our social media sites.

Updated 9-19-25

I. About the Project: Who, What, Why?

Is the Prospective Buyer’s Workgroup only for people interested in a lot?

No, all interested Plainfield residents can participate in, benefit from and provide feedback to this group! This group produced this Housing Resource Directory (as a part of the EVEAC’s New Home Fair) with local home building resources focused on affordability - available to everyone interested in building their own home. Email villageexpansion@plainfieldvt.gov with “Prospective Buyer Workgroup” in the subject line to be in touch.

Updated 9-19-25

I. About the Project: Who, What, Why?

Can I have a tour of the proposed development site?

Three walkthroughs with the Public have been completed. We anticipate other walkthroughs will be scheduled. Please email us at villageexpansion@plainfieldvt.gov if you are interested in a tour.

Updated 9-19-25

II. Project Financing:

How will this project be paid for?

A major goal of the project is that it remain cost-neutral to the town, meaning that it does not cost Plainfield taxpayers any extra money.

When the project first started, the Ad Hoc Committee thought Plainfield might borrow up to $2.5 million. But now, we have new cost estimates, and because of the possibility of up to $10 M in a grant from CDBG-DR funds, the Grants Committee has recommended that the Town apply for a total of $10 million, which will include other projects.

Follow the latest budgets on our Costs & Financing page.

Updated 9-19-25

II. Project Financing

What will lots cost?

The final costs for each lot will depend on the actual prices for building the neighborhood's infrastructure (like roads and utilities), and the outcome of the CDBG-DR grant application. This project needs to pay for itself. At a meeting of the EVEAC on 9-16-25, the group reviewed various options and public discussions of this subject will be ongoing. 

Updated 9-19-25

II. Project Financing

How much more tax money will this project bring to the Town? 

In the fiscal year 2024, Plainfield taxpayers paid an average of about $5,500 in taxes.

If the Town adds 40 lots in the new neighborhood, and the homes built there are similar in value, this area could bring in an extra $200,000 in tax money each year. This new tax money is really important because our town could lose a significant portion of its tax base (estimated at around 10%) if all the people who are offered FEMA buyouts take them and have their houses demolished. This project's new revenue will help make up for those losses and should put Plainfield in a stronger financial position. If this new housing happens, it will keep tax rates lower than they would be otherwise. 

Updated 9-19-25

II. Project Financing

Will the Town be encumbered with a mortgage it has to keep paying?

No, the Town will not take out a mortgage. There is the possibility of $600,000 loan that the Vermont Community Foundation has offered the Town with simple interest of 2% for the purchase of property. In this case a plan would be in place for the project to pay off principal and interest in a shorter period of time than a traditional mortgage. 

Updated 9-19-25

II. Project Financing

Who will manage the project if the Town moves forward with it?

If we are successful in getting the Community Development Block Grant-DR, the budget would include funds for a project manager to manage construction, grant, and legal issues, and for a licensed real estate agent to handle lot sales. The intent of the project is not to overburden the Select Board and Town staff’s time. State law requires that some aspects of the project be reviewed and approved by a licensed engineer. This cost is built into the Phase 2 (final) engineering budget for the project. The project's attorney will oversee all legal and deed work for the sale of lots.

Updated 9-19-25

II. Project Financing

What will the cost of maintaining the new area be? 

According to Town Treasurer Josh Pitts, new water and wastewater lines would be rolled into the Town’s asset management program and the town reserves funds for this based on a calculation taking in the age and type of the material. 

Plowing the new road is a very short loop and considering that it would serve many homes, the cost per home served is low compared to other far-flung places in town. In addition, the state provides town highway aid based on length and class of road. So we would be increasing our highway assistance by creating the new neighborhood. 

Higher density of homes in a very short stretch is an excellent way to minimize costs while also adding housing. The only budget item it will show is a slight increase in paving reserves the Town stockpiles since there is very little paving in town. And that may be offset for a few years by the closure of the paved portion Brook Rd past Upper Road. 

Updated 9-19-25

II. Project Financing

Is the East Village Expansion Project’s intention to apply for CDBG-DR funding supplanting other town projects that might be funded by this grant? 

No. The CDBG-DR grant funding is specifically designed to fund infrastructure to support new housing. This project is perfectly aligned with the grant requirements, and the State has advised us to apply for this specific purpose, giving Plainfield the best chance to be awarded funds. 

Updated 9-19-25

II. Project Financing

Will a vote be required for this project?

A vote is required for the Town to borrow money for more than 5 years. If the Town borrows money from Vermont Community Foundation or another source, a vote is likely. Warning a vote is up to the Select Board.

Updated 9-19-25

III. Impact on Town/Neighborhood

Will the project have a significant impact on local views, sky viewing, or storm runoff?

Here's what we expect:

Views and Sky Viewing:

• Plainfield has zoning rules that require downcast lighting, which helps preserve nighttime sky views.

• The maximum height for buildings in all districts, including this new area, is 35 feet (as stated in Plainfield Zoning Regulation, Section 3.13 Building Height).

• Because the new homes will be on higher ground, it's likely they will be visible from some higher spots on East Hill. However, the Advisory Committee hopes to include funding for trees to help shield the view of the new homes. They also hope to have underground electricity lines for a better overall look.

Storm Runoff:

• • This project will be required to have a State-approved stormwater management plan. This plan is designed by engineers to control runoff.

  • Roads, town water and sewer lines, and stormwater controls are all being designed by engineers. These designs usually include ways to hold runoff on the site and release it slowly, which is expected to improve water runoff issues from the land overall.

Water and Sewer System Impact:

• • The Plainfield Water Department has confirmed they have enough capacity for this new neighborhood. In fact, adding these homes could actually benefit water flow in the Village.

  • See ability to serve letter attesting to this

In summary, the Committee is taking steps to manage visual impacts and ensure the project improves stormwater control.

Updated 9-19-25

III. Impact on Town/Neighborhood

Will resources spent on the Village Expansion detract from rebuilding the Brook Road? 

No, absolutely not.

We understand some residents are more concerned about the Brook Road being rebuilt than about new housing. The money for the Plainfield Village Expansion will come from completely different sources of funding.

For example, the planning, engineering, and repairs for Brook Road will mainly be paid for by grants from FHWA. Repairs on other town roads are FEMA-PA. There are about a dozen road projects, and infrastructure projects need different planning.

Updated 9-19-25

III. Impact on Town/Neighborhood

Is this project going to change what Plainfield is like? 

One of the main goals of this project is to protect and even strengthen the lively feel of Village life in Plainfield. This is especially important after so many homes were lost in the recent floods.  As with any post-flood town, it is possible that the Town will feel different after completion of the project. Our goal is to maintain a strong community, small neighborhood feel, and attractive housing.

What does that mean for the new neighborhood?

• It will be a walkable area that looks and feels like the homes already in the Village.

• We aim for similar lot sizes and spacing between homes. 

Plainfield's Zoning Regulations are very clear about protecting what makes our town special. They focus on:

• Keeping our rural character, natural resources, and natural beauty.

• Making sure new growth doesn't happen too fast for the Town to handle (like providing public services and facilities).

• Planning for orderly growth and development.

• Preventing scattered development (sprawl) and breaking up important farmlands or woodlands, so they can keep being used for farming and forestry.

So, the idea is that this project will help Plainfield grow in a way that respects and supports its long-standing character.

Updated 9-19-25

III. Impact on Town/Neighborhood

Are the FEMA buyout numbers for Plainfield changing?

Not really, but they can be a bit confusing.

Between the floods in 2023 and 2024, a total of 28 buildings (39 units) in Plainfield have applied for FEMA buyouts.

It's important to understand how these numbers are counted:

• The Heartbreak Hotel had 8 separate homes or apartments (dwelling units).

• The white apartment building on the corner of Mill and Hudson also had 4 dwelling units.

• Both of these buildings are included in the count of 28 buildings, but they actually held 12 individual homes/apartments.

Also, some other buildings outside of the main Village area have applied for FEMA buyouts. So, the right number to use depends on whether you're talking only about the Lower Village or all of Plainfield, and whether you're counting buildings or individual homes/apartments.

In May 2025, at least one person who had applied for a buyout decided to withdraw their application. It is likely that another resident will not accept the buyout if offered.

Updated 9-19-25

III. Impact on Town/Neighborhood

Could this project put too much strain on Plainfield’s sewer and water system?

No, everything points to there being more than enough capacity.

• Water System: The Town actually has much more water available than it is anticipated to ever need, even with this new neighborhood.

• Wastewater System (Sewer): While there's a limit to how much wastewater our system can handle, we have more than enough capacity.

  • Before the 2024 floods, the Town's wastewater system had about 110 available connections (each home or apartment needs one connection). This was already plenty.

  • Since the floods, 16 connections have become available because buildings were destroyed. It's likely even more will open up. This actually creates even more capacity in our wastewater system.

  • This count already includes enough capacity even if Goddard College uses its full amount.

We have official "Ability to Serve" letters from our town's water and sewer providers. These letters confirm that they can serve the new neighborhood.

• Fire Dept. - Plainfield Fire & Rescue

• Schools - Twinfield / Caledonia Central Supervisory Union

• Water and Waste Water - Town of Plainfield

Updated 9-19-25

III. Impact on Town/Neighborhood

We have heard there was an appraisal of the property. Did the Town pay for it?

Yes, there were two appraisals (professional estimates land value), but no, the Town did not pay for it. The negotiations between the Town and the seller were kept private, as allowed by law, 1 VSA 317 (c) to help them with the discussions about buying the property.

• Appraisal of 266 W Main St

• Appraisal of 68 East Hill Rd

Updated 9-19-25

III. Impact on Town/Neighborhood

Won’t any new tax revenues be eaten up if additional students enter the Twinfield School District?

No. 

According to Patrick Healy, School Board Chair, “An increase in student numbers will not significantly increase taxes. The school has plenty of room for additional students without major tax implications.”

School funding is incredibly complex in VT. More students in the school actually lowers the per pupil cost (which is actually about $24K but the town pays only 53% of that). To quote a recent email from school board member Janna Osman,"We have enough capacity to accept these students to fill our vacant seats without additional dollars. As our present funding operates, more students translate into more state money. So YES we want and need more students." 

Also, our taxes are divided into town and school taxes. By law, municipal (not school) taxes cannot go to the school. And separate from the tax issue, another plus is the sports teams at Twinfield could all use a few more players! 

References:

https://legislature.vermont.gov/statutes/section/16/133/04029 

§ 4029. Use of funds for education

(a) Funds received by a school district may be used only for legitimate items of current education expense and shall not be used for municipal services.

(b) Funds received by a municipality other than a school district may not be used directly or indirectly for education expenses.

• FY 2025 School Cash Flow Doc

• VT School Funding Explained

Updated 7-1-25

III. Impact on Town/Neighborhood

What will the impact on traffic be? 

This project is not expected to cause a big increase in traffic.

If all the lots were sold, we might see about 150 more people in town over the next 10 years, but we could lose as many as 60 people due to the floods. We had a traffic study done by DuBois and King, an engineering firm from Brandon, Vermont. They looked at the project and concluded that:

• The new neighborhood is expected to add about 36 car trips during the busiest morning hour on weekdays.

• It's expected to add about 52 car trips during the busiest afternoon hour on weekdays.

These numbers are actually less than the level at which Vermont usually requires a more detailed traffic study (which is typically 75 busy-hour trips).

This study assumed that the East Village would have:

• 34 single-family detached houses (separate homes)

• 6 multi-family senior houses (homes for older adults)

• 10 single-family attached houses (like townhomes)

So, based on this study, the traffic increase should be manageable, and certainly not require intervention to increase road capacity. We will have housing in the Lower Village, so some of this is just replacement.

• See Traffic Study by Dubois & King

Updated 9-19-25

III. Impact on Town/Neighborhood

What about stormwater and drainage?

Managing stormwater (rainwater and melted snow) and drainage is a very important part of this project. The due diligence related to stormwater runoff will take into account Creamery St and other Village areas.

• Design in Progress: The first designs for how to manage stormwater have been worked on by engineers since December 2024.

• State Permit Required: This project will need to get a special stormwater permit from the State. To get this permit, we'll need official drawings from a licensed stormwater engineer.

• Controlling Runoff: The design plans require us to hold rainwater on the land itself. This water will then be released slowly into the nearby streams and rivers.

• Likely Improvement: Because of these plans, the project is actually expected to help improve how water drains from this land overall, reducing runoff issues.

Updated 9-19-25

III. Impact on Town/Neighborhood

What about construction noise and disruption to neighbors?

While there are existing limits in place to control construction noise, we understand that nearby construction is disruptive. With more than $20 million of damage due to flooding and ongoing construction in Plainfield, it is likely there will be construction and road noise in coming years. 

Updated 9-19-25

III. Impact on Town/Neighborhood

Neighbors have expressed concerns about the project. What has been done to address these concerns?

The Ad Hoc Steering Committee and architect Sandra Vitzthum were in close touch with neighbors since the inception of the project, and now two abutters of the project serve on the EVEAC. Several in-person meetings have revealed a range of requests and priorities from the neighbors that the new EVEAC will try to incorporate into the proposed plan as it is refined. 

These include physical elements, such as tree screens and buffers of land, as well as specific concerns from the group, such as avoiding areas of wildlife activity. Much will depend on the funding source and the amount of funding provided. 

Updated 9-19-25

III. Impact on Town/Neighborhood

What about this second lot being purchased? Is anyone being displaced?

There is a second property owned by Pigeon Pond, LLC on which a resident lives in a movable home. This parcel has been negotiated for purchase as a part of this project. Crucially, the property would give access for utilities and eliminate the need to add a pump station for water and wastewater. The hope is that if the grant is received, the resident will be provided with a new lot and a new mobile home, in accordance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970. 

Updated 9-19-25

III. Impact on Town/Neighborhood

Will the Village water supply, with a protection area at the Park and Ride, be safe? 

When a local resident expressed concern about the impact of the project on the Town’s water source near the Park and Ride, we reached out to Tristan MacGregor-Stewart, Chief Operator of the Town of Plainfield Water and Wastewater. His answer is below: 

A Source Protection Area (SPA) exists around any well or spring used for a public water supply. The SPA is created to show areas that likely have an impact on the water supply of that source. The SPA is broken down into 3 categories: Zone 1 is the area immediately surrounding the source and any sort of activities or building should not be done in this area, Zone 2 is farther away so it will not have as immediate and effect so some activity and construction can happen in this area particularly the farther it is from Zone 1, Zone 3 is the farthest areas that may contribute to the water supply and most activities can be done in this area though heavy industrial or other intensive uses should be evaluated and curtailed as needed.

The village expansion project location falls into Zone 3 and the parts of Zone 2 farthest from the water source. Construction of residential properties or simple commercial properties that are connected to Town water and sewer in that location represent a low risk for Potential Sources of Contamination (PSOC).

Updated 7-1-25

III. Impact On Town/Neighborhood

Will the road access from East Hill on to the proposed property be altered to minimize the impact to the neighbors?

Yes, that is the current design plan.

Vermont has robust rules protecting wetlands and working near any wetland over 1/2 acre requires a state permit. The wetlands have been professionally delineated and the Vermont Agency of Natural Resources (ANR) has concurred with the delineation. A wetland permit will be required from the VT ANR and preliminary conversations with the ANR indicate that the project as currently designed would be permitted under State wetland rules.

Note: September 17, 2025, the State has issued a new Executive Order on wetlands. We are working on determining how this Executive Order affects the project. See ANR Wetland Rules

Updated 9-19-25

IV. Design/Zoning

Are there any examples of small neighborhoods similar to what the Expansion Committee is envisioning?

Here’s one example a local resident has provided: a website showing pocket neighborhoods https://pocket-neighborhoods.net/

Updated 7-1-25

IV. Design/Zoning

If tiny houses or other homes on wheels are placed in the new village area, will they be taxed?

Yes, they will be taxed if they are treated like permanent structures. 

In Plainfield, if a structure without a foundation (like a tiny house on wheels) is lived in for more than 6 months, it's considered a permanent home for tax purposes. This means it will be taxed, just like any other house and it has to have a zoning permit.

For example, because they are anchored and connected, mobile homes are always considered permanent and are taxed, even though they can be moved. This rule applies to all properties in Plainfield.

See Town of Plainfield Zoning Regulations

Updated 9-19-25

IV. Design/Zoning

What are the rules about yurts, RVs, and tents in Plainfield?

What are the rules about temporary yurts, RVs, and tents in Plainfield?

Plainfield's current town zoning rules apply to everyone in Plainfield, including the new village area. Here's what they say about parking a temporary RV or other dwelling (like a tent, tipi, or yurt) on a residential or undeveloped lot:

• Location: It must be placed far enough away from property lines and roads, as required by the zoning rules for that area.

• Time Limit: You can only live in it for no more than 180 days (about 6 months) within any one year without a zoning permit. If you get a permit, you can occupy it permanently.

• Utilities: If it’s temporary, it generally cannot be hooked up to town water, septic systems, or other utilities, unless it fully follows all state wastewater regulations. If it has a zoning permit, it has to be connected to water/sewer (either Town or in-ground).

• Waste Disposal: You must show written proof that any sewage or waste from an unpermitted temporary shelter will be handled properly, following all local and state rules.

• Temporary Building: It can be a building that is normally permanent but is being used temporarily.

• Flood Zones: If it's in a flood-prone area, it must also follow the rules for Flood Hazard Overlay Districts.

Important Note: If a wheeled structure (like a tiny house or RV) is used as a home for more than 6 months, it will be considered permanent for tax purposes and will be taxed and connected to a water/wastewater system just like any other house in Plainfield. 

See the existing zoning regulations (existing and proposed) on the Planning Commission page of the Town website.

Updated 9-19-25

IV. Design/Zoning

Where can we find the Town Plan and zoning regulations for Plainfield?

See Plainfield Town Plan 2021.

See the existing zoning regulations (existing and proposed) on the Planning Commission page of the Town website.

Updated 9-19-25

IV. Design/Zoning

What about building codes, fire safety codes, and architectural review for the houses to be built if the project goes through?

All houses built in the new neighborhood will need to follow important rules and codes to ensure they are safe and well-built.

Building Codes:

• • • In Vermont, all new construction including single-family homes must meet building energy codes. These codes make sure homes are energy-efficient.

    • Most insurance companies also require homes to meet national building codes, which cover a wider range of building standards.

Fire Safety:

• • • For fire safety, the State Department of Public Service, Division of Fire Safety, is in charge of reviewing codes and making sure they are followed.

    • It's the law: all buildings must be built to code to be safe. Info at https://firesafety.vermont.gov/

How Houses Look (Architectural Review):

• • • Plainfield's zoning rules do not currently require an official architectural review for new houses. This means there isn't a specific town process to approve the design style of each home.

    • However, builders must still follow existing rules like setbacks (how far a building must be from property lines). As mentioned earlier, there are also height limits for buildings.

Permits:

• Any new house being built needs a construction permit from the Plainfield Zoning Administrator.

• Larger buildings, like apartment buildings with 5 or more units, need to be reviewed by the Plainfield Development Review Board.

• Other state building codes and permits might also apply, depending on the type of building.

• Any building other than an owner-occupied single-family home requires a building permit from the Division of Fire Safety. This includes duplexes and rented single-family homes.

See the existing zoning regulations (existing and proposed) on the Planning Commission page of the Town website.

Updated 9-19-25

IV. Design/Zoning

What is a PUD? Is it a way to get around zoning rules? 

A PUD stands for Planned Unit Development. It's a way of organizing a neighborhood that allows for smaller building lots in some areas, while also protecting more open, natural land (conserved land) in other parts of the same neighborhood. This means that, overall, there won't be more lots than what Plainfield's zoning rules allow for that entire area.

The goal of a PUD is to create more open green space by increasing the density of housing in an area. 

A PUD is covered by zoning rules in Vermont and has been part of Plainfield's local regulations for over 10 years.

For this project, using a PUD allows us to reach a goal that came from our Community Design Workshop and other feedback: to have a few areas with very "tiny lot clusters" and, if possible, to keep some open green space for everyone to enjoy.

Updated 9-19-25

IV. Design/Zoning

Is this project subject to an Act 250 hearing? I have heard that it might not be because of the new “Neighborhood Development Area” designation being applied for?

Project advisors at the Agency of Commerce and Community Development (ACCD) and the Central Vermont Regional Planning Commission (CVRPC) advised that the project will be exempt from Act 250 if the Town received a Neighborhood Development Area (NDA) designation for the new neighborhood.

The NDA application was submitted and we received the NDA designation. An Act 250 jurisdictional opinion request has been filed and is pending.

Updated 9-19-25

IV. Design/Zoning

The proposed road access from Main Street onto the property appears steep. Will the slope be reduced for easier access? 

The access road from Main Street has been engineered to minimize the slope within the natural parameters of the land. The access road from East Hill Road will be relatively flat, as required for emergency vehicle access and others.

Updated 9-19-25

IV. Design/Zoning

Will there be any restriction on what type of housing can be built on this property? 

The Select Board has specified as a goal to have a mix of single-family, multiplexes, tiny homes, and apartments. The Planning Zoning laws will assist in governing this item.

Updated 9-19-25

Reference archived early Q&As as an official archive and documentation of the evolution of the project.