Town of Bolton

3045 Theodore Roosevelt Highway

Bolton VT 05676



Planning Commission/MPG Advisory Committee Minutes


October 7, 2003


Meeting called to order at 6:00 p.m.


Planning Commission members present: Linda Baker, Chair, Steve Barner, Jim Bralich Chris Haggerty


Planning Commission members absent: Rodney Pingree


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


MPG Advisory Committee members absent: Pete Siegel, Rob Heimbuch, Dick Ward


Clerk: Amy Grover


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




1.       Zoning districts and uses

2.       Minutes September 16, 2003

3.       Other communications/mail

4.       Any other business

5.       Adjournment



Agenda Item #1 – Zoning Districts and Uses

The committee reviewed the new maps drafted by Pam Brangan @ CCRPC, which included E911 points on lots, and acreage sizes on the tax map overlay.  The committee reviewed and discussed the rough working draft of the zoning district map, and further refined some of the zoning district boundary lines.  Discussion regarding the preliminary map resulted in these preliminary district boundaries and comments about those districts:


Village II or “Mountain Village” District

·       Northern boundary – the east branch of Joiner Brook.

·       Southern boundary – 1500’ contour line and the road.

·       Eastern boundary – 1500 foot setback from the road.

·       Western boundary – Joiner Brook.

·       This district would be surrounded by the Conservation and “Forest” Districts.

·       The area more apt to see future development would the west side of the access road.

·       A need to consider the possible build out if the ski resort does not survive and the current ski trails are opened up for development.

·       Exclude the ski trails from density.

·       A stipulation that the wastewater treatment plant would not serve lands in the “Forest District.”

·       Define building envelopes, building envelope review.

·       Limit the amount of lawn area, i.e. no “mini estates”, contain the allowed lawn area within the building envelope.

·       Standards for access management along the road

·       Higher standards along Joiner Brook.

·       Allow certain commercial uses only with frontage along the access road, rather than town wide in the district.


Conservation District

·       Defined by elevation, 2500 feet and above, 25-acre minimum, development prohibited or conditional use, e.g. primitive camps/shelters.

·       The committee noted that the elevation afforded a certain level of protection by the State (ACT 250), but that the State does not prohibit development above that level.


“Forest District”

·       Defined by elevation, 1500 feet to 2500 feet, 25-acre minimum.

·       The committee discussed the possibility of allowing a PRD in this district, and allowing for clustering, but still maintaining the density.

·       Forest management plans for logging.

·       Restrict to seasonal homes only -?


Village I

·       Pull in the eastern boundary line.

·       Allow certain commercial uses only with frontage along RT 2, rather than town wide in the district.

·       Do not include the “neighborhood” at the bottom of the access road.


Rural I

·       Pull in the setback along RT 2, utilize a measurable setback.

·       Allow certain commercial uses only with frontage along the access road, rather than town wide in the district.

·       Pull up the southern boundary line along Stage road, defined by the Richmond/Jericho boundary and lot line to the west, corresponding lot line across the road on the east.


The committee discussed concerns, which included:

·       Surface water protection, especially tributaries that feed Joiner Brook.

·       Requiring erosion control and drainage plans for any development.

·       The possibility of requiring setbacks for un-named streams.

Agenda Item #2– Minutes September 16, 2003

Jim Bralich made a motion to accept the minutes of September 16, 2003.  Steve Barner seconded the motion.  All were in favor.


Agenda Item #3– Other communications/mail

The P.C. reviewed VT Land Trust’s notice of the Vermont Land Conservation conference.


The P.C. reviewed CCMPO’s 2003 annual report and newsletter.


Agenda Item #4 – Any other business

The next scheduled meeting of the MPG Advisory Committee will be Tuesday, November 4, 2003, 6 – 8 p.m. at Smilie School.


Agenda Item #5 – 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