Vermont town debates rebuilding on higher ground after devastating floods

Key Concepts

• Flash Flooding: Rapid and intense flooding, often exacerbated by climate change.
• Affordable Housing Crisis: A severe shortage of housing units that are affordable to low- and middle-income households.
• 100-Year Flood Event: A flood event with a 1% chance of occurring in any given year, now occurring with increased frequency.
• FEMA Buyout: A federal program where the Federal Emergency Management Agency purchases properties damaged by natural disasters to prevent future losses.
• Tax Base: The total value of property and income within a jurisdiction that is subject to taxation.
• Floodplain: An area of low-lying ground adjacent to a river, formed mainly of river sediments and subject to flooding.
• NIMBYism (Not In My Backyard): A pejorative term for opposition by residents to a proposed development in their local area, even if they support the development in general.

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The Dual Crisis: Flash Flooding and Housing Shortage

Communities across the U.S., from Texas to New England, are grappling with an escalating threat of flash flooding, which compounds existing shortages of affordable housing. The village of Plainfield, Vermont, serves as a poignant case study. Jake Mcbride's former home, affectionately known as the "Heartbreak Hotel," was a small apartment building next to the Great Brook River that fostered community and served as a "gateway" to homeownership in Plainfield. Similarly, Christiana Athena-Blackwell and her husband, Walker, bought their dream home by the Great Brook in 2023, only to face a FEMA buyout after its destruction.

On July 10, 2024, the remnants of a tropical storm unleashed six inches of rain in just a few hours over Plainfield. This deluge caused volumes of water, uprooted trees, and mountains of dirt to barrel down the Great Brook, creating a logjam at a concrete bridge and devastating the area. This event occurred exactly one year after another severe flood, marking two "100-year events" in consecutive years. The floods resulted in the loss of 39 homes in the village, displacing dozens of families in an already tight housing market, and washing away 11% of the town's tax base. As resident Thiboumery noted, the increasing frequency of such events means a "100-year flood is going to be the 10-year flood," rendering floodplains unsafe for habitation.

The Proposed Solution: Moving to Higher Ground

In response to this crisis, Thiboumery and other volunteers proposed a bold plan: the village would purchase approximately 24 acres of private land on a hillside and utilize federal disaster assistance to develop and sell lots primarily for affordable housing. This new neighborhood would be situated 40 feet higher in elevation, "clearly out of the floodplain," and would leverage existing municipal infrastructure (water, sewer, power lines, data) that runs nearby. The estimated cost for site development and preparing the lots for sale is $9.3 million, which would be almost entirely covered by "one-time federal money" specifically allocated to Vermont's Washington County.

Community Debate and Concerns

The proposal sparked a tense debate within the community, as evidenced by a recent public meeting in the village's old opera house. While most residents acknowledged the need for housing development, critics raised significant concerns:

• Density: Many felt the plan was "cramming too many lots on this land."
• Cost and Financial Risk: Concerns were voiced about the "long-term costs" and the potential financial risk to the village's credit rating and taxpayers. Critics urged the board to "run your books like we have to run ours," fearing increased taxes. Michael Birnbaum, a critic, questioned why the town should take on such a risk when private developers, whose business it is to take risks, could be involved.
• Alternative Solutions: Birnbaum pointed to other possibilities, such as the redevelopment of the now-defunct Goddard College property into rental housing, suggesting that "all of our eggs" shouldn't be in one basket.

Critics also pushed back against accusations of "NIMBYism" or being "afraid of change," clarifying that their concerns were about "the risk to the town and inappropriate use of a particular piece of land," not a general opposition to growth.

Supporting Arguments and Broader Context

Supporters of the village plan emphasized the urgent need for housing, particularly homeownership opportunities, which differ from rental housing. They argued that relying solely on private developers might lead to housing prices that exclude locals. The broader context of Vermont's housing crisis was highlighted:

• Vermont has one of the highest homeless rates in the country.
• The Republican governor has stated the state needs 40,000 additional housing units by 2030 for its population of 648,000 people.
• Recent steps have been taken by the governor and the Democratic state legislature to ease building restrictions.
• Supporters also warned that "if we do nothing, our taxes are going up," implying the cost of inaction on the tax base.
• Thiboumery powerfully articulated the motivation: "Our community was changed fundamentally and permanently in 30 minutes during the flood. And what we're doing is simply restoring a little bit of what Plainfield was 30 minutes before all of that happened."

The Decision and Future Outlook

Despite the contentious debate, the town board ultimately voted unanimously to move ahead with the grant application for the federal disaster money. This decision, however, is merely the first step, as many hurdles remain before the new community on higher ground can become a reality. The process underscores the complex challenges communities face in adapting to climate change while addressing critical social needs like affordable housing, often requiring difficult local-level negotiations and compromises.