Agriculture is exempt from Act 250. However, recent changes from Act 181 (2024) were seeking to prescribe Act 250 permitting of Accessory On-Farm Businesses that make improvements for farm events or farm stays. The new language of the law (Act 181 of 2024, p. 25) did not mention multi-use structures at all. Farming structures are explicitly exempt from municipal zoning (24 V.S.A. § 4413 (d)(1)(a)). Rural Vermont had testified on April 24 to the Senate Committee on Agriculture stating that there would be good arguments for the interpretation that Act 250 exempts farming structures and their multi-use unless permitting would be triggered through a commercial use that qualifies as “development” in statute.
The Issue At Hand
The issue was raised by the Feast and Field collective of three farms during Small Farm Action Day events at the State House on March 26 and April 23. At the end of last year, the Vermont Natural Resources Board (NRB) –now Land Use Review Board (LURB)– had issued a notice stating that a multi-use agricultural pole barn the collective built last spring violates Act 250 and requires a permit. The rationale? They claim the structure was "principally constructed" as a stage and that Act 181 prohibits farms from building infrastructure for "non-farm" activities without a permit. In contrast, the zoning administrator of the town of Barnard and the Selectboard agreed that the pole barn would be primarily used for agriculture —storing hay, bottles, and farm equipment for most of the year— and that it does not trigger local zoning regulations nor that it should trigger Act 250. The structure is occasionally used (15-20 times in the summer) as covered space for live music to accompany the Feast and Field event where the farms serve food they prepare with ingredients mostly sourced from their farms.
A multi-use structure on Fable Farm in Barnard - covered winter storage for equipment and supplies.
The same multi-use structure being used for hay storage in the fall.
The Senate Committee on Agriculture is supportive in addressing this issue with the House version of the miscellaneous agricultural bill that they are currently working on, H.484. Now the Senate Committee on Natural Resources and Energy will start to hear about the proposed changes, signaling a risk of them plowing the clarification under before the bill makes its way to the Senate floor. We are deeply concerned H.484 could strand in its second committee of jurisdiction, as the Senate Committee on Natural Resources and Energy has to agree to the proposed clarification that multi-use farming structures are exempt from Act 250 as well.
We have not been invited to testify before this committee (yet) and are deeply concerned that in the process of working toward a solution, the many well-meaning players and special interests could push for a "solution" that could actually make things worse and expand the LURB's jurisdiction over farms by requiring “Special Event Permits” for each and every event. A proposal we successfully fought off in the Senate Committee on Agriculture before.
What You Can Do
Please reach out to the Senate Committee on Natural Resources and Energy NOW to express your support for multi-use structures to be clearly exempt from Act 250 permitting. We recommend that you email your Senator - if that Senator serves on the committee - or to email the committee assistant and to include the entire committee “CC.”
Subject: Clarify that Multi-Use Farming Structures are Exempt from Act 250.
Email the committee assistant: Judith Newman (jnewman@leg.state.vt.us) and CC the following Senators:
Chair Anne Watson, Washington District, awatson@leg.state.vt.us
Vice Chair Terry Williams, Rutland District, tkwilliams@leg.state.vt.us
Ruth Hardy, Addison District, rhardy@leg.state.vt.us
Seth Bongartz, Bennington District, sbongartz@leg.state.vt.us
Scott Beck, Calendonia District, sbeck@leg.state.vt.us
Here’s a draft message for your outreach:
“Dear Senate Committee on Natural Resources and Energy,
Please support Rural Vermont’s language to clarify that new or existing multi-use agricultural structures are exempt from Act 250 permitting through amending 10 V.S.A. 6081 (t) (1):
"No permit or permit amendment is required for the construction of improvements used as part of an accessory on-farm business as defined in 24 V.S.A. § 4412(11), including for hosting events, as long as the new or existing structure is primarily used as a farm structure as defined in 24 V.S.A. § 4413(d)(2)(A). This subsection shall apply to new or existing structures."
Agriculture has always been exempt from Act 250 permitting and the current law is ambiguous with regards to multi-use structures. It is important to me that the legislature clarifies that farm structures are exempt from Act 250 permitting just as they are exempt from municipal zoning. Farmers should not jump through hoops of a case by case permitting structure but I favor for multi-use structures to be clearly exempt from Act 250 permitting just as the multi-use of structures is exempt from municipal zoning.
Farmers need clear language around multi-use agricultural structures. Agricultural activity has always been exempt from Act 250, and events like Feast and Field at Fable Farm already qualify under the Accessory On-Farm Business (AOFB) exemption from municipal zoning. What's unclear and causing unnecessary confusion is whether a structure like the farm's pole barn, which supports farming functions most of the year and only occasionally hosts music, is covered under Act 250. The law is currently ambiguous on this point. Multi-use structures like this should be clearly exempt from Act 250 permitting, just as they are from local zoning, and farmers shouldn't have to jump through hoops every time they want to use their own space. These structures are vital to small farm viability, and the lack of clarity puts their future at risk.
This issue matters to me because Vermont's farm culture depends on flexibility, creativity, and connection. Feast and Field is clearly rooted in agriculture, and the structure that supports it serves farm purposes year-round. [Any personal story here helps. Share how Feast and Field or similar events or accessory farm businesses bring you closer to agriculture and the land]
I understand that your time is in high demand as you work tirelessly in service to the people of Vermont, so while a written response is not necessary, your attention to this matter is sincerely appreciated.
Sincerely,
[Your name]
[Your town]