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 includesparts 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.)
Abagael Giles
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Vermont Public
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.
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.
Christopher Helali, of Vershire, pictured with an address book previously owned by Jeffrey Epstein. Photo courtesy of Christopher Helali
How did a Vershire man come to possess the address book of infamous pedophile, international financier and friend to the world’s most powerful people Jeffrey Epstein?
Why, eBay, of course.
Five years ago, Christopher Helali saw the book for sale online and took a gamble, spending a few hundred bucks on the off chance the artifact was the real thing.
When the “little black book” filled with the contacts of the world’s most notorious sex criminal arrived in Vershire, Helali picked it up at the post office and opened it in gloves and a mask, careful not to leave fingerprints. Though at the time the veracity of the document remained in question, Helali himself was quickly convinced.
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“Within a few moments, it was very much apparent that this was a legitimate item,” he recalled. He was in possession of the only known, publicly held object of its kind.
A general manager of an international law firm, a sometimes investigative journalist and the international secretary of the American Communist Party, Helali had long been interested in Epstein and what his story said about global power and politics today.
“I subscribe to the theories that there’s much more to the story than just a depraved and degenerate rapist and sexual predator,” Helali, who also serves as the elected high bailiff of Orange County, said in an interview in August.
Christopher Helali, of Vershire, pictured with an address book previously owned by Jeffrey Epstein. Photo courtesy of Christopher Helali
In private life, Epstein entertained the rich and famous in his Manhattan townhouse — often called the borough’s largest — and on his private Caribbean island, Little Saint James.
The first cracks in the billionaire’s mysterious facade appeared when police in Florida began investigating Epstein for sexually abusing underage girls in 2005. He later pleaded guilty to procuring a child for prostitution and soliciting a prostitute.
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For more than a decade after, Epstein continued his life of luxury. But in 2019, he was charged federally on allegations he trafficked minors for sex, drawing international attention. He died in a New York jail cell the following month, and his death was ruled a suicide, though conspiracy theories abound about the circumstances surrounding Epstein’s death.
The little black book arrived in Vershire the year after, and Helali began contacting Epstein experts, like the Miami Herald journalist Julie K. Brown; Brace Belden, co-host of the popular leftwing podcast TrueAnon; and reporters at Business Insider.
In 2021, Business Insider produced a documentary short on Helali’s find and their successful effort to confirm its authenticity through forensic analysis. The book was first discovered on a Manhattan street in the 1990s, according to the documentary, and the woman who picked it off the sidewalk eventually put it up for sale online around the time of Epstein’s most recent arrest.
Another little black book dating to the early-to-mid-2000s has drawn FBI attention and was published in redacted form by Gawker in 2015. But Helali said his version contains more than 200 additional names, expanding the scope of what’s known about Epstein’s network. Among those figures are actress Morgan Fairchild, investor Carl Icahn and former New Republic publisher Martin Peretz.
As a document, the book tells a story. A picture of an inner and outer circle emerges. Some names feature 10 phone numbers, according to Helali, and the book includes codes to buildings and hand-scribbled marginalia. There’s a list within the book of masseuses, but the names are coded, he said.
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“Donald Trump’s entry in this book is enormous, for example, and his name is highlighted,” Helali said. “I think that shows a layer of relations that the current president wants to distance himself from.”
An address book formerly owned by Jeffrey Epstein, which has been digitally redacted, contains the contact information of President Donald Trump. Photo courtesy of Christopher Helali
Trump has said publicly his friendship with Epstein ended some 20 years ago, before Epstein’s legal troubles began, and that the two had a falling out.
Helali plans to use the book for his own reporting. Currently, he’s focused on one name he said is within Trump’s sphere, someone whom other journalists indicate was an associate of Epstein.
“There’s some more depth to what we can uncover, and I hope that we can continue to learn more,” he said.
Epstein has become a fixture of American political discourse and the public imagination since his arrest and death in 2019, but attention has ratcheted up since Trump took office a second time. Since then, Democrats — and even some Republicans — in Washington have pushed for release of the government’s investigatory files on the disgraced billionaire financier, which are expected to contain mention of Trump.
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But Epstein is far from a partisan issue, and his network spanned political parties and even continents — former President Bill Clinton was a known associate. Prior to Trump’s second term, some Republicans similarly called for the release of the so-called Epstein Files, and the financier’s real crimes and dealings play into the popular rightwing conspiracy theory QAnon.
“This is not only bipartisan,” Helali said. “This is the elite of the world.”
To Helali, the importance of the Epstein case is in understanding how a web of important political leaders, academics, economists, financiers and intellectuals found themselves in the orbit of a man engaged in such sinister crimes. That is not to say all those who knew Epstein were complicit in his criminality, he emphasized. But current and former U.S. presidents, a former Israeli prime minister, a member of the British royal family and a Saudi Arabian prince have all been connected to the disgraced billionaire.
“These are ultimately people involved in public life who are engaged in this activity, and they should be held accountable for what’s going on,” Helali said. “We need to understand as the public: What’s going on behind these closed doors? What’s going on on a private island where young girls are being trafficked?”
Having studied and photographed the address book, Helali has tried to sell it to no avail. There’s been no shortage of interest in the artifact, which an auction house valued at $75,000 or more, but interested buyers fear the book could be seized by the government, Helali said, or that they themselves could become subject to public dissection by theorists.
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Besides a dress jacket, few other objects owned by Epstein have ever been auctioned off.
For now, Helali remains in possession of the book. And he thinks it’s possible that makes him a target. He said he’s regularly stopped at the border while traveling, though that may be because of his political activities.
“I think that certainly it hasn’t helped my situation, and it’s added even more questions,” Helali said of owning the little black book. “But in any case, I mean, I don’t think that there’s anything necessarily wrong with or illegal about, you know, having possession of an item that helps us with our work.”
While the subject of Epstein and his connection to the halls of power has gone quiet in the daily news cycle since this summer’s fever pitch, the saga sustains a perennial appeal for Helali and others like him. They believe there’s more going on behind the scenes than what most people imagine. To them, it’s clear, as long as you pay attention: In Epstein, the most far-fetched of conspiracies crystalize — if not in verifiable fact, then at least in circumstantial evidence.
“The vast networks of financial interests, intelligence interests, and the military aspects that intersect with the media, with powerful people who can shape narratives and can shape people’s perceptions” all join together in the Epstein tale, Helali said. “What it ultimately raises the specter of is what people sometimes refer to as the deep state.”
BURLINGTON — Vermont youth participating in 4-H programs are reporting high levels of personal growth, leadership development, and readiness for life after high school, according to the newly released 2025 National 4-H Index Study.
In Vermont, where 75 percent of surveyed youth live in farm or rural communities, the results are especially encouraging:
Strong Sense of Belonging and Safety:
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Over 80% of Vermont youth said they feel safe and welcome in 4-H, with 65 percent or more reporting that adults in the program respect them and expect them to have a positive future.
Leadership and Responsibility:
75 percent of Vermont youth participated in leadership projects—well above the national average of 64 percent. Additionally, over 85 percent reported taking responsibility for their actions and being dependable.
Work and Career Readiness:
Vermont youth scored higher than the national average in work readiness, with over 90 percent reporting they learned to act professionally and persist through challenges.
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College and career readiness also showed strong results, with 71 percent saying 4-H helped them explore post-high school plans.
Health and Wellness:
Vermont youth reported higher-than-average scores in physical and emotional health awareness, with nearly 70% saying 4-H helped them prioritize self-care.
Community Engagement:
Over 70 percent of Vermont youth said 4-H influenced their desire to volunteer and contribute to their communities.
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STEM Engagement:
While STEM participation was lower in Vermont (12 percent), youth involved in STEM projects reported exceptionally high scores, with an average rating of 4.5 out of 5 for STEM skill development.
Rooted in Agriculture, Growing in Leadership:
67 percent of Vermont youth are involved in animal and agricultural science projects, and 75 percent participate in leadership activities—well above the national average.
“These findings show that 4-H is more than just a club—it’s a way of life for many young Vermonters,” said Amanda Royce. “Whether they’re raising animals, leading service projects, or planning their futures, 4-H youth are gaining the skills and values that will serve them—and their communities—for years to come. 4-H is helping them grow into capable, caring, civic-minded adults.”
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To learn more about 4-H opportunities in your area, visit www.uvm.edu/extension/youth
The No. 18 Boston College Eagles (4-4-1, 2-2-0 HE) men’s hockey team earned its first sweep of the season after defeating the Vermont Catamounts (3-5, 1-3 HE) in the series finale 5-0 on Saturday night.
Like in the series opener, Boston College struck first early in the first period with a power-play goal from forward Will Vote at 6:11, his second of the season, with help from defenseman Lukas Gustafsson and forward Teddy Stiga.
Unlike the first game, however, the scores kept coming for the Eagles.
A little over a minute after the first goal, forward Jake Sondreal knocked one into the back of the net to extend Boston College’s lead 2-0 at 7:17. Sondreal’s goal was assisted by defensemen Drew Fortescue and Luka Radivojevic.
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After going into the first intermission with a two-score advantage, the Eagles doubled their lead 4-0 in the middle frame.
The first score of the period came at 11:58 by defenseman Nolan Joyce, the first of the junior’s career. Stiga and Vote each tallied an assist.
The second of the frame was at the 18:21 mark by Gustafsson which was his first score of the season, assisted by forward James Hagens and Radivojevic.
Boston College added one final goal to the scoreboard in the third with a score from forward Brady Berard, his second of the season, at 12:54 to ice the 5-0 victory.
Eagles freshman goalie Louka Cloutier notched 21 saves and was credited with his first collegiate shutout.
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Next up, Boston College plays a home-and-home series with the UMass Minutemen on Friday and Saturday night. The game on Friday night at Conte Forum in Chestnut Hill, Mass., will be at 7 p.m. ET on NESN and the game on Saturday night at Mullins Center in Amherst, Mass., will be at 7 p.m. on ESPN+.
Boston College Men’s Hockey 2025-26 Schedule:
Nov. 14: vs. UMass
Nov. 15: at UMass
Nov. 21-22: vs. Maine
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Nov. 28: vs. Notre Dame
Dec. 5: at UMass Lowell
Dec. 6: vs. UMass Lowell
Dec. 28-29: at Kwik Trip Holiday Face-Off
Jan. 9: vs. Stonehill (exhibition)
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Jan. 16: vs. Providence
Jan. 17: at Providence
Jan. 23: vs. New Hampshire
Jan. 24: at New Hampshire
Jan. 30: at Boston University
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Feb. 2: vs. Harvard (Beanpot)
Feb. 6: vs. Vermont
Feb. 9: vs. Boston University or Northeastern (Beanpot)