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Royalton couldn’t agree on new flood regulations. Can Vermont?

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Royalton couldn’t agree on new flood regulations. Can Vermont?


Like many places in Vermont, Royalton’s location places it at risk. Nestled along the White River and its tributaries, the town saw catastrophic flooding during Tropical Storm Irene in 2011.

But rather than abandoning those flood-prone areas, according to Planning Commission Chair Geo Honigford, at least two new houses have been built since Irene in the very same areas that flooded.

“It’s not very good planning to build houses in areas that recently got flooded, but that’s what we’re doing,” Honigford said.

Honigford said this, in conjunction with watching similar communities around the state get hammered by flooding in 2023 and 2024, led the planning commission to look for solutions.

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On Town Meeting Day they put before voters a plan to expand local regulations on what people can do with properties that are prone to flooding. The proposal would have not just restricted new development, but in some places restricted what could be done to existing homes and businesses.

In response, street corners across Royalton filled with signs that read “Vote No Flood Hazard Bylaw” in bold red lettering.

“The issue was: Don’t tell us what to do with our property,” Honigford said.

The issue was: Don’t tell us what to do with our property.

Geo Honigford, chair of the Royalton Planning Commission

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Even opponents admitted that the town needed to do something about flooding in these areas, which includes parts of the two village centers and Vermont Law School’s campus, Honigford said. But restricting development — among the strongest government tools to avoid additional disaster — was unpalatable.

Voters rejected the flood hazard bylaw, 390-193.

The controversy came as many communities across the state are looking for ways to limit flood damages in the face of climate change, and as Vermont prepares to adopt its first-ever statewide restrictions on where new development can happen in river corridors.

As local and elected officials in Royalton discovered, even if people want to see the government take action on flood risk, coming to consensus about what that action should be — especially if it’s new regulation — can prove challenging.

The challenge for towns

Royalton, along with many communities in Vermont, already restricts development in what is often called the 100-year flood plain.

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Put another way, it’s the area where, over the course of a 30-year mortgage, a home would have a 25% chance of being inundated with water.

Improving a property there requires a permit in many cases, and new development is effectively banned.

That baseline level of regulation keeps homeowners eligible for the National Flood Insurance Program.

Royalton elected officials say the town sees damage most years because of flooding, and that development in many of the places where that flooding occurs is not restricted by local, state or federal rules.

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Abagael Giles

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Vermont Public

Living by the river is one of the reasons many of the Royalton residents who attended Town Meeting Day said they love living in the town. But it also presents some risks when it comes to flooding.

To create the proposed Town Meeting Day bylaw, the planning commission decided it made sense to expand and strengthen Royalton’s existing regulations to include what’s often called the “500-year flood plain” — or the area where, over a 30-year mortgage, you’d have a one in six chance of being flooded.

That goes beyond what the state or federal government currently requires, but Honigford and others say reflects the true area of flood risk in town.

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The commission also proposed new but less stringent regulations on development in river corridors, or the area where a river moves over time. This would have included a 50-foot buffer around small mountain streams, but also exemptions for infill development in village centers.

Both bylaws would have essentially banned new development in the 500-year flood plain and river corridors, and would have applied to some 215 properties across town, according to town officials.

It also would have unlocked 5% more state disaster funding for Royalton after the next flood and likely lowered flood insurance premiums across town. That figure might sound small, but can amount to hundreds of thousands of dollars.

It would also have created a local board to approve or deny permit applications for new development or home improvements in the flood plain, rather than having those permits handled by state regulators.

Community pushback

But the proposal rankled many members of the community.

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Speaking on Town Meeting Day, Bob Gray, a former principal at White River Valley High School, said the ordinance was one of the reasons he was coming out of retirement to run for select board — a race he ultimately won.

He found the bylaw’s requirement that existing property owners get a permit for home improvement — even interior projects — invasive. He also worried it would make it harder to build needed housing. (This home improvement provision was required by the federal government.)

A sign opposes Royalton's proposed flood hazard bylaw on Tuesday, March 4.

Abagael Giles

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A sign opposes Royalton’s proposed flood hazard bylaw on March 4, 2025.

“Today it’s pretty much unaffordable for people that have grown up and lived here,” Gray said. “And one of the things I want to do is try to work on affordability.”

Gray wasn’t alone.

In the weeks leading up to the election, a local Facebook group was full of posts from people raising grave concern about how bylaws would affect their property values, their ability to afford to stay in Royalton and the cost of housing. Similar sentiments were raised in letters to The Valley News.

They urged their neighbors to vote the ordinance down and said they felt the local boards weren’t listening to their concerns.

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“I think we can all agree that land that is regulated to a point where it can no longer be used as the owner desires will certainly be worth less than land that can be used any way the owner sees fit,” wrote Jacob Mayer. “Therefore, additional funding comes at what expense? And who pays it?”

Hands tied

Flood regulations are changing on the state level, regardless of what local voters decide.

Vermont is due to adopt its first-ever statewide regulations on new development in river corridors in 2028.

While the regulations aren’t set in stone, they’re expected to look much like the rules Royalton and other communities have considered adopting.

Additionally, the Federal Emergency Management Agency is in the process of updating Vermont’s notoriously out-of-date flood hazard maps, which determine where towns must restrict development in order for their residents to qualify for flood insurance.

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This will likely require some towns to expand the part of the floodplain they regulate now.

In 2028, Vermont will adopt its own statewide minimum standards for regulation in those areas, which all towns will have to adhere to in order to keep their eligibility for flood insurance.

In the meantime, if towns adopt their own regulations that are as strict or stricter than what the state is proposing, they can earn the right to govern development in flood-prone places at the town level.

For towns that decline to do this for river corridors, Ned Swanberg, with Vermont Department of Environmental Conservation’s Rivers Program, says the statewide regulations will soon govern where development can and can’t happen within their borders.

Overall, owners of existing development in federally regulated flood plains are in a difficult position. The federal government requires permits for home improvement to avoid a greater payout of insurance funds than the flood insurance program nationwide can afford.

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Once a home is elevated above the flood level, Swanberg says, under existing rules, a homeowner wouldn’t require a permit for new projects.

Houses built right up against the White River in Royalton.

Abagael Giles

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Vermont Public

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Much of Royalton’s historic settlement pattern hugs the White River. People who opposed the proposed flood hazard bylaw expressed concern about what it would do to property values.

But Kevin Geiger, a planner at Two Rivers Ottauquechee Regional Planning Commission, says elevating a home is simply not a viable option for many people living in flood hazard areas in Vermont.

He says projects can cost north of $100,000 and entail replacing the foundation. Federal and state funds are available to help, but many programs reimburse homeowners after the work is done — which can take months.

And, he points out, elevating homes at scale in one community could make flooding worse downstream.

“It’s what we call the brick in the bathtub problem,” Geiger said. “If the bathtub is full and you put a brick in, well, there’s not enough room for all the water.”

Buyouts aren’t a one-size-fits-all solution either, as they strain town budgets and many homeowners can’t find comparably affordable and safe places to live in their community.

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Meanwhile, the state just started requiring realtors to disclose flood risk to prospective home buyers last year. Many Vermonters own homes they didn’t know were prone to flooding when they purchased them — or that weren’t historically flooded.

And as the climate continues to change, the state and local governments face big decisions about what to do with historic settlement patterns.

In Royalton, members of the select board and planning commission say they heard their neighbors. And they don’t plan to pursue local regulations again.

Have questions, comments or tips? Send us a message.

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A Vermont couple builds an 800-square-foot home on a budget – The Boston Globe

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A Vermont couple builds an 800-square-foot home on a budget – The Boston Globe


Sam Gabriels and Chrissy Bellmeyer were no strangers to living small. Before they met, Bellmeyer designed and lived in a tiny house on wheels and Gabriels spent four years living out of a van, looping the country to organize pop-up farm-to-table dinners alongside Michelin-starred chefs. So, when the couple bought a half-acre lot in Waitsfield, Vermont’s Mad River Valley in a development called the Waitsfield Ten, where neighbors help each other build, 800 square feet didn’t feel like a constraint.

Architectural designer and builder Andy White of Boreal Design started by creating a simple, 20-by-20-foot box that was drywalled, then painted, in a weekend. Inside it, White built the living spaces as independent, self-supporting platforms arranged at staggered heights. He describes the plan as a counter-clockwise spiral: Down one step from the entry into the living room, up two into the kitchen, up one more into the dining room.

The level variations define each space. “If built traditionally with two floor plates and 9-foot ceilings, the house would feel claustrophobic,” White says. “Here, you experience the full interior volume, with long sightlines from corner to corner.”

Without walls dividing the public spaces, rooms morph to fit current needs and individual elements do double or triple duty. For example, the open cubbies that store Gabriels’s vinyl collection are also perches for overflow dinner party guests in the dining room and extra seating in the living room. Initially, White worried — unnecessarily — that the living room was too small and lacked a wall for a television. The couple got a projector and screen, and noted that the deck expands the experience. The mechanicals and storage are under the floors.

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The window arrangement of this sustainable home in Waitsfield, Vermont, takes advantage of passive solar heating and cooling.Ryan Bent

Upstairs, the 8-by-12-foot space in front of the primary bedroom is both a closet/dressing area and mini lounge. In the morning, guests might wander over from the second bedroom to chat; during parties, it’s another spot to hang out. “We’re very open people, so it works for us,” Gabriels says. If things change, the couple could add standard-size French doors to hide their bed. The second bedroom, which already has a pocket door for privacy, could absorb the office nook beside it to become a larger bedroom.

The materials palette celebrates what’s commonly available: nothing is precious, everything is considered. Walls and ceilings throughout are CDX fir plywood — construction-grade sheathing that is normally hidden behind drywall. Structural fir posts, usually buried, are left exposed. The couple planed, sanded, and stained the posts and sanded all the plywood, removing lumberyard stamps. In place of galvanized joist hangers, White used inexpensive angle steel, spray-painted black. Running the length of the staircase and bracketing the bedroom thresholds, it’s the home’s signature accent. It matches the exterior siding — corrugated metal that is distinctive, inexpensive, easy to install, and low-maintenance.

The bedrooms, each in their own wood box, illustrate how architect Andy White conceived of the interior spaces on a grid.Ryan Bent

Sustainability was non-negotiable. Fourteen-inch-thick, cellulose-filled walls push the dwelling past passive-house standards for insulation and airtightness. They also leave deep window sills that double as seating, plant shelves, and such. The utility bill for the all-electric home averages just over $100 per month (excluding internet).

Decor-wise, color does the talking. The bright yellow kitchen and pink-tiled bath are odes to homes that Gabriels admired in New Mexico, Oregon, and California. “We took a Pacifico beer bottle cap to Home Depot to find the right canary yellow for the kitchen cabinets,” Bellmeyer says.

The built-in daybed under the stairs increases seating in the 101-square-foot living room, as do the storage cubbies and low wall that separate it from the dining room.Ryan Bent

White says his construction methods make it easy to add onto the home, although the couple has no plans to do so. Rather, they hope to build an ADU to offer housing to others in the community. “This is a mid-income development, making it cheaper than the median house price but not attainable for everyone,” Bellmeyer says.

Meanwhile, they’re grateful for White’s unconventional approach, fulfilling their wish list within the square footage their budget allowed.

White deflects the praise back onto the couple. “The home wouldn’t have come together the way that it did for anyone else; it’s very much theirs,” he says. “Chrissy and Sam’s vision, willingness to take risks and reimagine typical rooms, informed the design more than any specific space-saving or building strategy.”

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Architectural designer and builder: Boreal Design, borealdesignvt.com

Cabinetmaker: Han Hewn, hanhewn.com

Walking in the front door, you can see the entire first floor of this 800-square- foot Vermont home.Ryan Bent

Marni Elyse Katz is a contributing editor to the Globe Magazine. Follow her on Instagram @StyleCarrot. Send comments to magazine@globe.com.





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Ben & Jerry’s Foundation says it will shut down amid legal dispute with parent company – VTDigger

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Ben & Jerry’s Foundation says it will shut down amid legal dispute with parent company – VTDigger


Two patrons enter the Ben & Jerry’s Ice Cream shop on Church Street in Burlington. File photo by Charles Krupa/AP

The Ben & Jerry’s Foundation says it will shut down at the end of the year after its corporate parent cut off funding and evicted its three staffers Wednesday. The move leaves $600,000 a year in grants to Vermont organizations, and 40 years of the ice cream brand’s progressive mission, hanging on a judge’s future ruling.

“This is the other foot dropping in terms of the way Magnum is trying to destroy the social values of Ben & Jerry’s,” said Ben Cohen, co-founder of Ben & Jerry’s Homemade, in an interview Wednesday.

The Vermont-based iconic ice cream brand has been in a legal fight with its parent company, The Magnum Ice Cream Co. — an ice-cream spinoff of the larger corporation Unilever — since November 2024. Ben & Jerry’s alleges that the corporation overreached its control, pushing out the CEO and interfering with the brand’s political views. The question before a judge is whether the corporate parent had the authority to reshape governance and withhold funding from the foundation. 

Amid the push-and-pull over governance, Unilever audited the foundation, which is the philanthropic arm of Ben & Jerry’s, in April 2025, finding conflicts of interest and a lack of governance and financial control. 

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Liz Bankowski, president of the foundation’s board of trustees, said in an interview that Unilever withheld the philanthropy’s funding late last year and ordered foundation staff to vacate its corporate office in South Burlington by July 15 because of governance issues the audit raised. This led the foundation’s leaders to join the ongoing lawsuit, fought by the ice cream brand’s independent board, in an effort to retain funding. The lawsuit is pending in the U.S. District Court for the Southern District of New York. 

While the foundation’s leadership is framing the decision to cease operations as the only option after Unilever withheld funding, an unnamed spokesperson for Magnum wrote in a statement to VTDigger that the shuttering is “entirely down to the Trustees and their decision to ignore the findings of an independent audit and failure to put in place basic good governance; much to our dismay.” 

Since the audit, the foundation has adopted a conflict of interest policy, but “the bottom line was that unless we changed our board, they were going to continue to withhold funding,” Bankowski said.  

Cohen described the audit as “a bunch of trumped-up charges.” 

“The foundation has been independently audited every year,” he said. “I think that Magnum was searching in vain for some illegal or unethical activities. I think they found none.” 

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Since Ben & Jerry’s sold the ice cream business to Unilever in 2000, the corporation has given $60 million to the foundation. The philanthropic arm has operated for 40 years, supporting the ice cream brand’s progressive mission by offering financial backing to social justice organizations across the country. The foundation does not have an endowment and is reliant on the funding its parent company gives annually, outlined in its merger contract.

A chunk of that funding, $600,000 a year, goes to Vermont organizations such as the immigrant farmworker rights organization Migrant Justice and the LGBTQ+ nonprofit Outright Vermont, according to foundation leaders. 

“We fill a particular niche that not a lot of other funders fill,” said Rebecca Golden, the foundation’s director of programs, who has worked at the organization for 34 years. 

Golden is one of three foundation staffers whose last day in the physical office is Wednesday, following orders from Magnum to vacate. Although Magnum did not directly address its vacate order in its statement to VTDigger, the spokesperson wrote that the foundation’s leaders recently “took the position that its staff are not Ben & Jerry’s employees, despite utilising Ben & Jerry’s offices and systems.”

Golden described the possible shutdown as an “enormous loss” that will not only affect the organizations that the foundation supports but also Ben & Jerry’s employees who “feel very proud of being a part of the foundation.” 

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“It’s been a really long year, so there’s been a lot of emotions — the whole gamut, as we like to say of the seven stages of grief. But I think at this point we’re sort of in the acceptance phase,” she said. 

The Magnum spokesperson indicated that the work of the foundation will continue even if its leaders decide to cease operations at the end of the year, writing that the company is “firmly committed to funding a grant-giving foundation, supported by appropriate governance controls to ensure it is living by its values.”

But Cohen is not confident that Magnum will uphold the values of the Ben & Jerry’s Foundation in the corporation’s continued philanthropic efforts. 

“What are they going to fund? I have no idea. My guess is that they would not be looking to fund entities that are opposed to the status quo,” Cohen said.

The foundation’s leaders have pointed to its support of Migrant Justice during a period when the farmworker organization was considering a boycott of Ben & Jerry’s as an example of their commitment to social justice. After immigrant farmworkers raised concerns about working conditions at farms supplying Ben & Jerry’s, the company joined a program that collaborates with farmworkers to strive for fair working conditions. 

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Political activism has been central to the Ben & Jerry’s brand since its founding. As a part of the ongoing lawsuit, Ben & Jerry’s alleged in a May filing that Magnum has been undercutting its social justice mission in order to “censor, intimidate and purge” the company’s independent board, which Cohen said was created to defend its progressive values. 

Three of the board’s members, including one who has been an outspoken critic of Israel, were removed late last year after the parent corporation introduced a new set of governance practices. In its motion to dismiss the lawsuit, Magnum argues that it retains ultimate authority and the brand’s social mission must be nonpartisan.  

As the lawsuit awaits a decision, Cohen, who is not a part of the suit, has created a campaign to “free Ben & Jerry’s,” amassing around 160,000 signers for its petition demanding that Magnum sell Ben & Jerry’s to a “group of values-aligned investors.”   

“The very values-led business model that built Ben & Jerry’s into this amazing, phenomenal brand is the very thing that Magnum is currently destroying,” Cohen said.





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Hazy, hot, and humid: Wildfire plumes give southern Vermont skies an odd glow

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Hazy, hot, and humid: Wildfire plumes give southern Vermont skies an odd glow


SOUTHERN VERMONT — A thick veil of wildfire smoke high in the atmosphere is transforming the sky over our local Bennington and Windham Counties this week – casting an eerie glow, muting the sun, and leaving air quality in the moderate range – even as temperatures and humidity remain oppressive.

According to federal forecasters, the hazy and particulate-laden sky and unusual colors are the result of smoke from more than 830 active wildfires burning across Canada and northern Minnesota, funneled into New England by the jet stream and trapped over the region by stubborn weather patterns.

What people are seeing, and why the sky looks so strange

Over the course of Wednesday, residents across Southern Vermont reported the sky shifting from orangey‑yellow to umber to violet hues tinged with pink, with a yellow cast over the landscape and a deep red or dark orange sun, especially nearest to sunrise and sunset.

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On a normal and clear day in Southern Vermont, tiny molecules in the atmosphere scatter mostly blue light, which is why the sky appears blue.

However, this week, the air is filled with larger particulate matter from wildfire smoke, which scatters longer wavelengths of light – oranges and reds – in a process known as Mie scattering (pronounced “mee,” and named after physicist Gustav Mie who first published the mathematical description of this weird-looking light-scattering phenomenon).

Due to Mie scattering, the sky can appear milky white, with sepia tones, or faintly pink‑violet, instead of blue. The sun may appear like a dark orange or red disk, especially when low to the horizon, and sunlight at ground level feels weaker and more filtered, as if being viewed through rose-tinted glasses. And these are the effects that we are currently experiencing.

Where the smoke is coming from, and how it travels

Federal agencies have reported that more than 800 wildfires are burning in Canada, with additional fires in northern Minnesota near the Canadian border. Many of these are large, and burning through dense boreal forests with little or no containment.

These blazes have triggered evacuations at their locales and in the surrounding areas, and are attributed to areas experiencing intensive drought.

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The smoke created from these wildfires reaches Vermont through a series of atmospheric steps.

The jet stream’s “conveyor belt” of high‑altitude winds scoop up smoke from the Central Canada region and carry it southeast across the Great Lakes and into New England.

A high‑pressure “lid” forms, where a strong high‑pressure system causes air to sink (a process known as subsidence) which then presses some of the elevated smoke closer to the surface.

A stalled weather pattern can occur, where slow‑moving systems over Canada and the Northeast keep the flow of smoke aimed at the region instead of sweeping it quickly away.

These patterns mean that – even though the fires are hundreds of miles away – fine particulate matter (PM2.5) from those blazes is now suspended over Vermont and neighboring states.

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Local air quality: Moderate, with cautions for sensitive groups

On Wednesday, air quality in Bennington and Windham Counties sat in the “moderate” category, with the Air Quality Index (AQI) fluctuating roughly between the low‑50s and high‑90s. This was driven primarily by PM2.5 from the presence of wildfire smoke.

In practical terms, most healthy adults can go about their normal routines outdoors. However, more sensitive groups – older adults, children, people with asthma, COPD, or heart disease – are advised to limit prolonged or heavy exertion outside, especially during the haziest periods.

Those with prolonged exposure may notice throat irritation, mild coughing, or even eye discomfort – particularly during intense exercise.

Residents can track real‑time conditions using the federal AirNow “Fire and Smoke Map” and Vermont‑specific dashboards, which show localized AQI readings as plumes shift during the day on Thursday.

How the smoke is affecting storms, heat, and humidity

The same smoke that is changing the sky’s color is also subtly reshaping the weather over Southern Vermont.

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Forecasters note several key effects. These include solar dimming, where smoke particles in the upper atmosphere scatter and absorb sunlight, acting as a partial sunblock. This can shave a few degrees off daytime highs, compared with what might otherwise occur under clear skies.

It can also include “capping inversion.” By warming the air aloft, the smoke can create a “cap” – a warm layer that suppresses rising air. This can weaken thunderstorms, even when surface heat and humidity are high.

Another key effect is cloud microphysics, where extra smoke particles provide millions of tiny surfaces for water vapor to cling to, producing many “very tiny” droplets rather than fewer larger raindrops. These smaller droplets don’t fall as easily, which can reduce heavy rainfall and the actual structure of a storm.

For example, on Tuesday night, Southern Vermont sat under extremely high humidity fueled by warm southerly winds pulling tropical moisture up the East Coast ahead of a cold front. Under normal conditions, that setup could have produced stronger thunderstorms. Instead, wildfire smoke likely muted the intensity of those expected storms, leaving the region with more of a muggy “soupy” feeling than the explosive severe weather that many expected.

Short‑term outlook for southern Vermont

Through Wednesday and into Thursday, forecasters expect the following for our Southern Vermont region:

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  • Sky conditions – Persistent haze and milky skies, with periods of thicker smoke as the plumes shift southward and then rise again. The sun may remain reddish or orange at times.
  • Temperatures and humidity – Highs in the mid‑80s, with oppressive humidity at times, especially ahead of the next cold front.
  • Air quality – AQI values are forecast to remain in the moderate range, occasionally bordering on “unhealthy for sensitive groups” during heavier smoke intrusions (these are expected through Thursday).
  • Showers and storms – As another cold front approaches us on Thursday, scattered showers are expected with isolated downpours and localized “non‑severe” thunderstorms. (Smoke may again limit storm strength somewhat.)

By Friday, higher pressure and drier air are expected to build in from the west, bringing more seasonable temperatures in the upper 70s to mid‑80s, lower humidity, and improved air quality – though some high‑level haze may linger.

For now, we will continue to look at our landscape through our “rose-colored” glasses.



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