Town of Bolton

3045 Theodore Roosevelt Highway

Bolton VT 05676



Planning Commission/MPG Advisory Committee Minutes


September 16, 2003


Meeting called to order at 6:30 p.m.


Planning Commission members present: Linda Baker, Chair, Steve Barner, Jim Bralich Rodney Pingree


Planning Commission members absent: Chris Haggerty


MPG Advisory Committee members present: Jen Andrews, Joss Besse, Jerry Mullen, Margot Pender, Dick Ward


MPG Advisory Committee members absent: Pete Siegel, Rob Heimbuch


Clerk: Amy Grover


Also present: Brian Shupe and Sharon Murray, Burnt Rock, Inc.




1.       Zoning districts and uses

2.       Minutes  July 14, 2003, and August 11, 2003

3.       Other communications/mail

4.       Any other business

5.       Adjournment



Agenda Item #1 – Zoning Districts and Uses

Sharon and Brian provided the committee with a draft of “Article II. Zoning Districts,” adding that the committee had noted that it was easier to work from a draft with regard to the uses.  (This handout is on file with these minutes at the Town Clerk’s Office) The committee briefly reviewed the draft, and reviewed the two new maps drafted by CCRPC which added elevation contours to the zoning districts, tax map parcels, and natural features.


The committee noted that the two biggest issues with regard to Zoning Districts and Uses were the zoning district boundary along Stage Road, and redefining the Village II District. 


The committee discussed the different options of redefining Village II, the challenges and concerns, which included:

Redefining Village II

·       Reaching a consensus that the Village II area needed to be tighter, with compact and mixed use development to support a thriving ski area.

·       Reaching a consensus not to use Dana Farley’s suggested boundary line of Broadway, a major recreational trail and also part of the Catamount Trail system, but Joiner Brook as the western boundary line of Village II. 

·       Using more identifiable features such as lot lines and natural features as zoning district boundary lines.

·       What would be done with the “leftover” land?  Would that land would be put into the RII District, be used to create a new district, i.e. a Mountain district, or whether to use some other scenario, such as a contour based system, where no housing development is allowed above a certain elevation. Sharon noted that the Rural II district currently didn't necessarily relate to contour elevations, but seemed to serve as a “default zone” of townwide leftovers from all the other districts.

·        Whether to allow for development all over the mountain, Okemo case in point

·       Reaching a consensus that land elevations above 2500’ (elevation in sync with ACT 250) would be in the Conservation District, 25-acre minimum lot size. No structures or development allowed, or as a conditional use, i.e. a deer camp, hiking trail shelter.

·       Setting a lower elevation level with conditional use, under a more stringent review, but still allowing for development.

·       Creating a zone along the Notch road, tightening the Village II area, and putting remainder of the land in the Conservation District.

·       How RII and VII Districts would interact at their meeting point.

·       The strong opposition of the Bolton Select Board to adopt any new roads.



·       Soil capabilities.

·       Zoning predating GIS information,

·       Arbitrary setting of setbacks and the lack of survey definitions of zoning district boundary lines. 



·       The need to identify water source protection areas in Village II, perhaps as an overlay district.  Rodney Pingree noted that he would find and forward that information to Burnt Rock.

·       Increase flow in Joiner Brook as a result of development, greater potential for flooding to occur, the need to protect the Town from devastation.

·       Slope provisions and erosion control.

·       The viability of the cross-country area, premium lands to develop.

·       Development between Joiner Brook and the road.

·       Development along the road from the Timberline area to the main village area, potential to become a “classic strip” with numerous curb cuts.

·       Sale of development rights.


The committee discussed the zoning along the Notch Road, and the R I and R II Districts.  Discussion included:

·       R II along the Route 2 corridor, potential for development.

·       Whether RII minimum lot size should be 6 or 10 acres.

·       What the average lot size is currently along the Notch Road, and whether that should be kept as 6-acre.

·       Whether RI should be kept as minimum 2-acre lot size.

·       Using a contour based system along the Notch Road, 1700’ elevation.

·       How to best zone the Access Road while allowing for commercial development in certain areas.


The committee discussed public outreach and the need to have preliminary plans in hand before asking for input.  The committee discussed the need to sit down with Bob Fries (owner of Bolton Valley) and Redstone Development (owner of 3600 +/- acres around the ski area) and ask for their input, and about their visions for their respective properties.


Agenda Item #2– Minutes July 14, 2003, and August 11, 2003

Steve Barner made a motion to accept the minutes of July 14, 2003.  Rodney Pingree seconded the motion.  All were in favor.


Linda Baker noted that since there was not a quorum of the Planning Commission present at the August 11, 2003, there would not be any official minutes accepted from that meeting.  Amy Grover stated that the record of that meeting would be labeled as unofficial notes, and that it would be kept on file to serve as documentation of the work being done on the municipal planning grant, which will be needed to close out the grant and receive the last installment of grant funding.


Agenda Item #4– Other communications/mail

The P.C. reviewed VLCT’s 2003-2004 calendar of training and events.


The P.C. reviewed a notice of a public hearing from the Stowe Planning Commission regarding changes to their zoning ordinance.


Agenda Item #5 – Any other business

The next scheduled meeting of the MPG Advisory Committee will be Tuesday October 7, 2003, 6 – 8 p.m. at Smilie School.


Amy will contact Pam Brangan @ CCRPC to draft maps with E911 points and acreage of lots.


Agenda Item #6 – Adjournment

The meeting adjourned at 8:15 p.m.


Amy Grover

Clerk, Planning Commission

These minutes are unofficial until accepted.


These minutes were read and accepted by the Planning Commission on


__________________________ , 2003.





Linda Baker, Chair