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Acknowledgements

ThisprojectwasfundedbytheNortheasternStatesResearchCoopera6ve(NSRC),apartnershipofNorthernForeststates(NewHampshire,Vermont,Maine,andNewYork),incoordina6onwiththeUSDAForestService.VermontNaturalResourcesCouncil(VNRC)providedaddi6onalfundingthoughgeneralmembershipsupport.

TheprojectauthorswouldliketothankSteveSinclair,VermontDepartmentofForests,Parks,andRecrea6on,andJohnAus6n,VermontFishandWildlifeDepartment,forprovidinginsightontheproject.Inaddi6on,VNRCwouldliketothankElizabethMcDonald,DanielBurkeandCoryStecklerforconduc6ngfieldresearchincasestudytowns;JohnOdumforwebsitedevelopment;andJamesSharp,forreportdesign,websitedevelopment,andgeneralprojectsupport.

2

Abstract

Subdivision,fragmenta6onandtheconversionofforestlandarethreateningtheeconomicandecologicalintegrityoftheNorthernForests.Subdivisionandlandconversioncannega6velyaffectplantandanimalspecies,wildlifehabitat,waterquality,recrea6onalaccess,andtheabilityofforeststosequesterandstorecarbon.Theycanalsoaffectthecon6guousownership,management,andviabilityofforestparcelstocontributetotheregion’sruraleconomy.Whilesubdivisionandconversionpressureshavebeeniden6fiedasproblemsfordecades,therehasbeennosystema6ctrackingoftrendstoinformplanningorresourcemanagement.

ThisprojectwasdesignedtoanalyzesubdivisiontrendsinVermontbyusingstateGrandListdatafor2003and2009toestablishadatabaseofparcelsoflandinthestate,compiledbyclasssize.Theanalysisgoalswereto:

(1) quan6fytheextentofsubdivisionandthedegreetowhichsubdivisionisaffec6ngtheviabilityofundevelopedlandforresourcemanagement;

(2) quan6fyandunderstandtheextenttowhichresiden6aldevelopmentisoccurringonparcelsthatarelargerthanneededforaresidence;and

(3) inves6gateanddocumentpaaernsthatmayberelevantforpoliciesandprogramsthatsupportresourcemanagementand/ordiscouragefragmenta6on.

Inaddi6ontotheaboveanalysis,eighttownswerestudiedindetailtodeterminewhethercertainzoningorsubdivisionpoliciespromoteordiscourageviableparcelsizesforresourcemanagement.

Theresearchinthisreportisintendedtoinformlanduseplanning,focusforeststewardshipandwildlifeconserva6onefforts,assistwiththeadministra6onoftheUseValueAppraisalProgram,andaidinthedevelopmentofbaselinedataforvarioussmartgrowth,climatechange,andforestmanagementpolicies.AlthoughtheresearchlooksatVermont,theotherNorthernForestsstateshavesimilarissues,datasources,andmunicipalgovernmentstructures,sothefindingsandmethodologyshouldbeapplicable.Inaddi6ontothisreport,townparceldataandmapsareavailableonawebpagemaintainedbyVermontNaturalResourcesCouncil.

Introduc/on

TheNorthernForestLandsCouncilwascreatedtodealwiththeconcernthattherealestateboomofthe1980swasresul6nginthedevelopmentandfragmenta6onofforestlandinundevelopedareasoftheNorthernForestregionatan“unprecedented”rate,threateningtheeconomicandbiologicalresourcesoftheregion(JamesW.SewallCompany1993).Torespondtothisconcern,JamesW.SewallCompanydesignedastudytoquan6fylandconversiononlandparcelsintheNorthernForestregionduringthe1980s.ThisLandConversionStudyReportformedthebasisofasnapshotofinforma6ononparceliza6onandforestlandconversionintheregioninthe1980s.

Decadeslater,landintheNorthernForestregioncon6nuestobesubdividedanddevelopedinresponsetoeconomicforcesbothfrominsideandbeyonditsboundaries.Whenlargerparcelsaredividedandsoldintomul6plelots,theresultisdisjointedlandownershippaaernsthatpromotethedevelopmentofhousingandinfrastructure(e.g.,roads,sep6cdisposal,u6litylines,etc.).AUSDA‐ForestServicepublica6ondesignedtoalertnon‐foresterstothedangersofforestfragmenta6onliststhefollowinglikelyresults:

• decreasesinna6vefishandwildlifeandtheirhabitats;• changesinforesthealth;• reducedopportuni6esforoutdoorrecrea6on;• poorerwaterquality;• alteredhydrology;• greaterlossoflifeandpropertytowildfire;• changesintradi6onalusesofforests;and• decreasesintheproduc6onof6mberandotherforestproducts(Steinetal.2005).

Toeffec6velyaddressforestparceliza6on,itisnecessarytoknowtheextenttowhichitisoccurring.Themostobviousreasontotracksubdivisionac6vityistoan6cipatewhereandwhattypeofdevelopmentisimminent.Butthesubdivisionoflanditselfhasimplica6ons,regardlessofwhetheritwillleadtodevelopment.Smallerparcelsizesmaydiminishtheeconomicefficiencyofmanagementforagricultureorforestryasmoreownerswithdifferentobjec6vesmaymakelarge‐scalehabitatmanagementmoredifficult;moreownersmaythreatencon6nuedpublicaccessforrecrea6on;andcertainecologicalservicesmaybeaffected.Inaddi6on,newsubdivisionsmayindicateemergingmarkettrends,suchaswheremoresubdivisionsarelikelytooccurandwherelandvaluesare

3

likelytorise,therebymakingforestmanagementandacquisi6onoflandforforestryunlikely.

Subdivisionsaredirectlyorindirectlyaffectedbystateandlocallaws,regula6ons,andprograms.Largelotzoning,forexample,whileintendingtolimitdevelopmentdensi6escanresultingreaterdisrup6onoftheforestthansmaller‐lotzoningbyrequiringlandconsump6vedevelopmentpaaerns.Inaddi6on,atthestatelevel,theUseValueAppraisalProgram–designedtoreduceproperty‐taxpressurethatmightpromptlandownerstosellorsubdivideland–mayencouragesubdivisionstobelargerthantheymayotherwisebe.Forexample,subdivisionsmayoccurin27‐acreincrementstoallowthebuyertobuildahouseandenrolltheremainingpropertyintheUVAProgram.

Unfortunately,atthepresent6methereisnoconsistentwayoftrackingparcelsizeorsubdivisionstounderstandlandusepaaerns,trenddata,orthelong‐termimplica6onstoVermont’snaturalresourcebase.TheUSDA‐ForestServicehasbeenquan6fyingthedistribu6onofforestlandbyparcelsizeperiodicallysince1953(USDA‐FS‐FIA).Themostrecentanalysisisbasedonasurveyofapproximately6,000privatelandownersinthena6on.Becausethereareonly62samplepointsinVermont,thereportisnotcomprehensiveenoughtodocumenttheextentoffragmenta6onofforestparcelsinthestate,ortoanalyzepaaerns.Thereportisperhapsmostusefulinillustra6ngtheconcernsandchangingcharacteris6csofforestlandownershipna6onallyandregionally.

Atthelocallevel,municipali6esthatelecttoregulatethesubdivisionoflandcanprovidepermitinforma6onthattrackssubdivisionac6vity.Localuseofsubdivisiondataforplanningpurposes,however,generallyfocusesontheeffectthatthedevelopmentofnewlotswillhaveontownservicesandfacili6es.Itisuncommonformunicipali6estomonitorthelongtermimplica6onsofsubdivisionsonecologicalservicesortheviabilityofagricultureandforestry.Further,accordingtotheVermontLeagueofCi6esandTowns,approximatelyhalfofVermontmunicipali6eshavenotadoptedsubdivisionregula6onsandthereforelackthemostcommontoolfortrackingsubdivisionac6vity.Manyofthecommuni6esthatdoregulatesubdivisionslackadministra6vecapacitytomaintainsubdivisiontrends,andrarelyissuchinforma6onshared,muchlessanalyzed,onaregionalbasis.

AfinalreportoftheVermontRoundtableonParceliza6onandForestFragmenta6on(adiversegroupincludinggovernmentofficials,foresters,loggers,conserva6oninterests,plannersandotherforestpolicyexperts)recognizesthelimitedavailabilityofdataonparceliza6onandrecommendsthatitisessen6altobegintrackingparceliza6onrates(VNRC2007).Inordertoevaluatetheeffec6venessofexis6nglanduseandconserva6onstrategies,ortodesigneffec6venewprograms,itiscrucialtoquan6fysubdivisiontrendsover6meinVermontandtheregion.

ProjectGoalsandObjec/ves

Thegoals,andrelatedobjec6ves,ofthisprojectare:

Goal#1:Toquan6fytheextentofsubdivisionwithafocusonthechangesinundevelopedlandinlargerparcels,asthelargerparcelsarekeytomaintainingtheintegrityoflargeforestblocks.

Objec6ves:

• Tocreateabaselinecharacteriza6onoftheamountofundevelopedlandinthestateinparcelsofvarioussizes.

• Toexaminethechangeintheamountofundevelopedlandbyparcelsizebetween2003and2008.

Goal#2:Toquan6fyandunderstandtheextenttowhichresiden6aldevelopmentisoccurringonparcelsthatarelargerthanneededforaresidence.

Objec6ves:

• Tocreateabaselinecharacteriza6onoftheacreageofresiden6alparcels.

• Toexaminethechangeintheacreageofresiden6alparcelsbetween2003and2009.

Goal#3:Toinves6gateanddocumentpaaernsthatmayberelevantforpoliciesandprogramsthatsupportresourcemanagementand/ordiscouragefragmenta6on.

Objec6ves:Toinves6gatetheassocia6onbetweentheresiden6alparcelsizeandtownregula6onsthroughin‐depthresearchineighttowns.

• Totrackchangesinnon‐residentownership.

4

• Toinves6gatethedifferencesinparcelsize,ownership,andchangeover6mebetweenlandenrolledintheUseValueAppraisalProgramandlandnotenrolled.

• Todocumentthevalueoflandbyparcelsizeandthechange,andtocorrelatethiswithsubdivisionac6vityinthetownandresident/nonresidentownership.Thevalueofthelandmayindicatethelikelihoodthattheparcelcanbepurchasedtobeusedasforest.

Finally,theprojectaaemptedtopresentthefindingsandmakedataavailableinwaysthatinformpolicydiscussionsandplanningefforts,attheregional,stateandlocallevels.

Methodology

UsingthestateGrandListdatafor2003and2009,thisprojectestablishedamul6‐yeardatabaseofalltheparcelsoflandinthestate.Foreachyear,datawerecompiled(bytownandbystate)onthenumberofparcelswithland,bysizeclass.

OtherparceldatafromPropertyTransferReturnsandtheUseValueAppraisalProgramwereincludedtocharacterizeorexplaintrends,suchasownership(Vermontresident,corpora6on,non‐resident),usecategory(residence,secondhome,commercial,etc),whetherornottheparcelisenrolledintheusevalueappraisalprogram,andvalue.

Themoststraighnorwardpartsofthisresearchwerecharacterizingthedistribu6onofparcelsbysizein2009,anddocumen6ngthechangeinthedistribu6onofundevelopedlandbyparcelsizeover6me.Theseweredoneatbothatthestateandtownlevel.

Thesecondpartoftheprojectinvolveddatamininginanaaempttoiden6fypaaernsandassocia6onsthatcouldhelpexplaintrendsandaddresspolicyconsidera6ons.Forexample,datawasanalyzedtoaddressthefollowingques6ons:

• Howdomunicipali6escompareinmaintainingparcelsthatarepoten6allylargeenoughtobeeconomicallyandecologicallyviable?

• Aretheregeographicpaaernsinsubdivisiontrends?• Aretheredifferencesbetweenin‐stateandout‐of‐stateownerships?

• Areweseeingthecrea6onof27‐acreparcelsinresponsetoincen6veprogramslikeUVA?

• AretheredifferencesbetweenlandenrolledintheUVAProgramandnotenrolled?

• Isthereacorrela6onbetweensubdivisionac6vityinatownandthevalueofland?

GrandListData

LocalpropertytaxrecordscompiledinmunicipalGrandListscontainanannualsnapshotofinforma6onaboutparcels.Informa6onincludesthenumberofparcels,parcelsizes,whetherornotthereisadwellingorstructureoneachparcel,whetherdwellingsaretheowners’year‐roundresidence,whetherornotparcelsareenrolledintheUseValueAppraisalProgram,andthelandandstructurevalueofeachparcel.Recently,localcodinghasbecomemoreconsistentfromtowntotown,andallGrandListsarefiledelectronicallywiththestate’sDivisionofPropertyValua6onandReview.Thisresearchbeganbycollec6ngallGrandListsfortheyears2003to2009.

DespiterecentimprovementsinconsistencyamongvariousmunicipalGrandLists,inconsistenciesremainthatrequiredsubstan6al‘cleaning’ofthedata.Significantissuesrelatedtouseandanalysisofthedata,especiallycomparisonsofdatafromoneyeartoanotherinspecificmunicipali6es,included:

• Acreagechangesduetotaxmapping;• Acreagechangesinindividualparcelsduetosurveys;• Localassessorscombiningcon6guousparcelsthathadpreviouslybeenlistedseparately;

• Localassessorssepara6ngnoncon6guousparcelsthathadpreviouslybeenlistedasone;

• Inconsistencyinlis6ngtheacreageassociatedwithcondominiumorcommonownershipproperty;

• Typographicalerrorsandcodingerrors;and• Localdifferencesininterpreta6onofcategories.

2009ParcelSizeData

Theaforemen6oneddataproblemsdidnotpreventusingthe2009GrandListdatafor100%ofthetownsinthestatetopresentastatewidesnapshotofcurrentparcelcharacteris6cs.

ChangesinParcels50acresorLargerBetween2003and2009

Tolookatchangesbetween2003and2009,sometownswereexcludedfromtheanalysisbecauseofdataerrors.Ifthetownrevisedacreageduetotaxmappingin2003,2004wasusedasthebaseyear.Ifthetownrevisedacreageduetotaxmappingintheinterim,orifthere

5

wereotherchangesduringthe6meperiodthatcouldnotbereconciled,thetownwasnotincludedinthees6matesofchangesbetween2003and2009.Townsrepresen6ng93%ofthelandinparcels50acresorlargerwereincludedintheanalysisofthechangebetween2003and2009.

Parcelsthatareownedbyfederal,state,orlocalgovernmentwerenotincludedintheanalysisofchangesbetween2003and2009.Themainreasonforthisistheprac6ceoflis6ngexemptparcelshaschangedduringtheperiodinmanytowns.Becausetheseparcelsdonotpaytaxes,theyhavenotalwaysbeenlisted.Howeverthestatenowdirectstownstolistthem.Thetowndatabaseshowstheacreagecurrentlyownedbyfederal,stateandmunicipalgovernmentineachtown.

Changesinownershipbetween2003and2009weredeterminedbyanalyzingthePropertyTransferReturns.Althoughthereisafieldfortheparceliden6fica6onnumber(SPAN)onthePropertyTransferReturn,itisosenblank.Thismakesitdifficulttoknowifthesameparcelhastransferredmul6ple6mes.Thetransac6onsthatresultintheownershipofaparcelchangingtwiceinthesamedaywereeliminatedbymatchingcharacteris6cs.Insomecases,matchingthecharacteris6csoftheparcelfromthePropertyTransferReturnwiththeGrandListcanyieldtheSPAN,butitwasn’tpossibletodeterminehowmanydifferentparcelschangedhands.

Similarly,becauseVermontdoesnothaveasystemfortrackingtheparentandchildparcels(pre‐subdivisionparcelandpost‐subdivisionparcels),itisdifficulttodeterminewhathappenstoindividualparcelsover6me.Manytownsusealocalcodingsystemthatindicatestheparent/childrela6onship;forexample,theparentparcelmightbe1000andaparcelsubdividedfromitwouldbe1000‐1.However,thisisnotconsistentbetweentowns.

Valueoflandinparcels50acresorlarger

Threemethodswereusedtolookatthevalueoflandinparcelsof50acresorlarger.

(1) TheGrandListincludesafieldforenteringthevalueofthelandinaparcel,separatefromthevalueofimprovements.Becausethisfieldisop6onal,sometownsdon’tfillitin.Tolookatthevalueoflandinparcels50acresorlargerusingtheGrandList,wefirstselectedthetownsthatdidenterthelandvalue—including92%ofthelandinparcels50acresor

greater.Thisassessedvaluewasdividedbythetown’scommonlevelofappraisalasdeterminedbyPropertyValua6onandReviewtobringallvaluestothebestes6mateoffairmarketvalue.

(2) TheUseValueAppraisalProgramrecordsseparatethevalueoftheenrolledlandfromthevalueofanyexcludedland,suchasthetwoacressurroundingadwelling.Forthisreason,theper‐acrevaluewouldtendtobelowerthantheper‐acrevalueofallthelandintheparcelasdeterminedusingtheGrandList.Thevalueoftheenrolledlandwasdividedbythetown’scommonlevelofappraisalasdeterminedbyPropertyValua6onandReviewtobringallvaluestothebestes6mateoffairmarketvalue.

(3) PropertyTransferReturnsincludethesellingpriceofparcelsthathavebeensold.Thesedataarelimitedbecausenotthatmanyparcelsaresoldduringtheyear,butthesesalesareusedbythestatetodeterminethecommonlevelofappraisal.

WellReports

Inaddi6on,wastewaterpermitsandwellcomple6onreportswereexaminedtoaddanaddi6onallayerofdataonnewlotsthatwerecreatedbetween2004and2009.Informa6onregardingVermontwellsdrilledbyyearwereobtainedfromtheAgencyofNaturalResourcesWellComple6onReportSearchableDatabase.Since1966,licensedwelldrillershavebeenrequiredtosubmitwellcomple6onreports(welllogs)totheAgency.Itisworthno6ngthatthequalityofdatainthesereportsiswildlyvariableandthedatahavenotbeenverifiedforaccuracy.S6ll,itisbelievedthatthemajorityofwellsdrilledinVermontarereportedandthusthedatabaseprovidessomelevelofcorrobora6ontosubdivisionnumberscontainedwithinthereport.Thedataonwastewater/watersupplypermitsissuedbyyearwasobtainedfromannualreportstotheVermontlegislatureoftheTechnicalAdvisoryCommiaeetotheSecretaryoftheAgencyofNaturalResourcesregardingEnvironmentalProtec6onRules(WastewaterSystemandPotableWaterSupplyRules)regardingoversightandimplementa6onofthewastewatersystemandpotablewatersupplyrules.

CaseStudies

Inaddi6ontoanalyzingthetrenddataforindividualtownsandthestateofVermontasawhole,eightsampletownswereselectedtoanalyzetherela6onshipbetweensubdivisiontrendsandzoningandsubdivision

6

regula6ons.Forexample,zoningdistrictdensity(lotarea)requirementswereanalyzedrela6vetosubdividedlotsizesandtheextenttowhichsubdivisionsoccurredin“Conserva6on”orForestReserve”zoningdistricts.UsingatypologysystemforVermontmunicipali6esdevelopedbyUVM’sCenterforRuralStudiesandtheVermontForumonSprawl(nowSmartGrowthVermont),eightcommuni6eswereselectedthataregenerallyrepresenta6veofVermont.Thetownsincludedonetradi6onalcenter,onetransi6on(suburban)municipality,oneresortcommunity,andfiveruralcommuni6es(themajorityofVermontcommuni6esareincludedintheruralcategory).

OtherStates

Finally,theprojectexaminedtheabilityofotherstatesintheNorthernForestRegiontoconductsimilarsubdivisionandparcelsizeanalysis.Telephoneinterviews wereconductedwithtaxanddatabasemanagerstodeterminetheabilityofeachstatetotrackandanalyzesubdivisiontrenddata.

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11

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anything,itincreasesthepurchasepricebyloweringthecarryingcosts).Andownershipoflandischanging.AccordingtoPropertyTransferdata,22%ofthelandinparcels50acresorlargerwassoldbetween2004and2009.6Morelandchangedownership—especiallychangingtoLLC’s—withoutbeingsold.GrandListrecordsshowthat40%oftheparcels50acresorlargerhaddifferentownersin2009thanin2003,andPropertyTransferrecordsshowthat1.7millionacresintheseparcels(equalto49%ofthetotalacreage)changedownershipbetween2004and2009.7

Thegrowinggapbetweentheusevalueandmarketvalueoflargeparcelsisanindicatorofthediminishedlikelihoodthatalandpurchasecouldbejus6fiedasaviableinvestmentinforestmanagement.Italsoindicatestherela6veappealofalternateusesofthelandwhenanewownerinheritsit.

Thereareseveralreasonsara6onalbuyercommiaedtolong‐termforestmanagementcouldpaymorethantheusevalue:

• Thebuyeran6cipatesapprecia6oninthevalueofstumpage,hun6ng,and/orotherreturnsfrommanagedforestsuchascarboncreditsormone6za6onofecosystemservices.Theforestusevaluedoesnotincludeapprecia6onorreturnsfromanythingotherthanwood.Itiscalculatedbycapitalizingpoten6alannualincomebasedoncurrentgrowthratesandstumpagevalues.

• Theusevalueisbasedonstateaveragesoverthelong‐term,andsomeparcelsaremoreproduc6ve,havemorevaluablespecies,orareharvest‐ready.

• Thebuyeran6cipatessellingaconserva6oneasement,therebyrecoupingthepor6onofthepurchasepriceaaributedtothedevelopmentvalue.

• Theremaybeotherspecificbusiness‐relatedreasonssuchastheneedtosupplyavalue‐addingenterprise,

oran6cipa6onofafutureshortageofapar6cularspecies.

Butitisalsotruethattheincreasinggapbetweentheusevalueandthemarketvaluelimitsthepoolofbuyerstothosewhowillpayahigherpriceforreasonsthatportendfragmenta6on,including:

• Thebuyeran6cipatesbeingabletosellthelandatanappreciatedmarketvalueinthefuture.Whilethefirstbuyermaymanagethelandandappreciateitforwildlife,aesthe6cs,andfirewood,itisul6matelyasensibleinvestmentbecauseitsmarketvalue(notusevalue)islikelytoappreciate.

• Thebuyerwantstobuildadwellingsurroundedbyland.

• Thebuyerwantstosubdivideand/ordeveloptheland.

OtherstudiesofforestpricesintheNorthernForesthavemadesimilarfindings:

“ForestlandintheNorthernForestissellingfortwotoeight4mesits4mbervalue,rangingfrom$500tomorethan$1,000peracre(LeVertetal.2008;Irland2007).Pricesaresetbythepoten4alfordevelopment,evenatparcelsizesupto6,000acres.LeVertpointsoutthatusingtheMaineRevenueService’ses4mateofnetannual4mbergrowthat$15peracre,4mberlandownerspayingtoday’spriceswouldreceivelessthana1%internalrateofreturnover50years.Landissellingatpricesabovethelevelatwhichsustainableforestmanagementiscost‐effec4ve,sugges4ngthatlandownersareseekingreturnsinpartfromspecula4on(Vicary2007),liquida4on,conserva4onandlanddevelopment.”(WeinbergandLarson2008).

Clearlythemarketvalueisrelatedtotherateofsubdivisionofthelargerparcels.Aswouldbeexpected,

12

6 Thisincludesonlytransac6onsthatresultedinapropertytransfertax.Insomecases,thesameparcelmayhavebeensoldtwiceduringtheperiod.Itdoesnotincludetransfersthatwerenotsales,suchastransfersbetweenfamilymembers,forexample.Assuch,itunderes6matesthetransfers.

7 IncludedinthefigurefromtheGrandListscouldbetheaddi6on(ordele6on)ofoneoftheownersofaparcel.Itcouldalsoincludenamechanges.Assuch,itoveres6matesthetransfers.IncludedinthefigurefromthePropertyTransferReturnscouldbetwotransac6ons(indifferentmonths)ofthesameparcel.

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17

12 1990 and 2000 population and housing data for all municipalities, and 2008 population estimates, are from the U.S. Census.

13 Bennington received Growth Center designation in accordance with the Vermont Growth center program in 2009. The Growth Center encompasses approximately 2,600 acres, all of which corresponds to the Town’s urban service area.

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23

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24

ObservaPons&Findings:SubdivisionTrendsandtheProvisionsofZoningandSubdivisionRegulaPonsThisanalysisprimarilyinvolvedaquan6ta6veevalua6onofsubdivisionac6vityinthecasestudycommuni6es.Withtheexcep6onofreviewingthepurposeandgeneralcharacteris6csofthedifferentzoningdistricts(basedinlargepartonsitevisits,limitedmapanalysis,andtheknowledgeoftheresearchers),otherqualita6veanalysisofthesubdivisions(e.g.,landcharacteris6cs,naturalresourceimpacts)wasnoundertaken.Amoredetailedanalysisoftheapplica6onofsubdivisionandrelateddevelopmentreviewstandardsdesignedtolimitforestfragmenta6onandmaintaintheecologicalandeconomicviabilityofforestparcelsforforestmanagementandconserva6onpurposesisrequiredtomorefullyunderstandtheeffec6venessoflocalregula6ons.Basedontheinforma6onavailable,however,severalconclusionscanbereachedregardingtherela6onshipofoflocalregula6onstoforestsubdivision.Theseinclude:

Thevastmajorityoflandsubdivisioninthecasestudycommuni6esduringthestudyperiod

occurredinrural“default14”districts–landlargelycharacterizedbyamixofagricultural,forestandlowtomoderatedensityresiden6allanduses.Thus,mostresiden6aldevelopmentappearstobeoccurringatlowdensi6esinruralareasratherthanincompactexis6ngcentersorplannedgrowthcenters.

Subdivisionisoccurringinaveryincremental,albeitsteady,pacewithanaveragesubdivisionresul6nginthecrea6onofbetween2.3and3.7lots(includingtheparentparcel)intheeightcasestudycommuni6es.Consequently,regulatoryoversightoverlandsubdivisionislargelytheresponsibilityofmunicipalgovernmentasonlyfourofthe381subdivisionsreviewedaspartofthisanalysiswouldindependentlytriggerAct250jurisdic6on(itshouldbenoted,however,thatAct250certainlyhadjurisdic6onoveraddi6onalsubdivisionsduetopriordevelopmentoftheinvolvedland,suchasthecasewithTrappFamilyLodgeinStowe).

25

14 It is common practice in Vermont for communities to delineate special purpose districts (e.g., village, commercial, mixed use, natural resource conservation) districts with boundaries that coincide with recognized physical landscape features, and to designate the area outside of those districts as rural residential or comparable designations. Typically in small towns, such districts encompass a majority of the land area in the community as well as a majority of agricultural and forest land uses. Communities that designate forest districts most often do so by delineating areas that are predominantly forested and sparsely developed or undeveloped, in many instances defined by elevation, public land ownership, or distance from accessible roads or other infrastructure.

Table 1Case Study Communities 2002-2009

Subdivision Trends Summary

Table 1Case Study Communities 2002-2009

Subdivision Trends Summary

Table 1Case Study Communities 2002-2009

Subdivision Trends Summary

Table 1Case Study Communities 2002-2009

Subdivision Trends Summary

Table 1Case Study Communities 2002-2009

Subdivision Trends Summary

Table 1Case Study Communities 2002-2009

Subdivision Trends Summary

Table 1Case Study Communities 2002-2009

Subdivision Trends Summary

Table 1Case Study Communities 2002-2009

Subdivision Trends Summary

TownTotal

SubdivisionsTotal Acreage Total 50-100

acre parcelsTotal 100+

acre parcels

Mean Number of Lots

Mean Lot Size

Median Lot Size

Bennington 43 955 3 1 3.7 6.0 3.2

Calais 38 1,300 5 2 2.3 15.1 7.1

Elmore 25 939 5 1 2.8 13.5 7.5

Fletcher 38 2,855 8 9 2.6 22.7 6.8

Hinesburg 69 5,556 10 21 3.2 25.3 3.6

Middlesex 40 1,651 8 3 2.8 14.9 5.7

Norwich 29 1,749 6 5 2.3 26.5 10.1

Stowe 99 *9,550 13 10 2.3 29.8 10.1

*If the two two-lot subdivisions involving the Trapp Family Lodge the total acreage involved would be 4,440*If the two two-lot subdivisions involving the Trapp Family Lodge the total acreage involved would be 4,440*If the two two-lot subdivisions involving the Trapp Family Lodge the total acreage involved would be 4,440*If the two two-lot subdivisions involving the Trapp Family Lodge the total acreage involved would be 4,440*If the two two-lot subdivisions involving the Trapp Family Lodge the total acreage involved would be 4,440*If the two two-lot subdivisions involving the Trapp Family Lodge the total acreage involved would be 4,440*If the two two-lot subdivisions involving the Trapp Family Lodge the total acreage involved would be 4,440*If the two two-lot subdivisions involving the Trapp Family Lodge the total acreage involved would be 4,440

Verylialesubdivisionac6vityinvolvedlandwithindesignatedForestReserveorConserva6onDistricts(withtheexcep6onofMiddlesex,althoughtheConserva6onDistrictinthattownismorecomparabletoaruralresiden6aldistrictintermsofallowabledensity,exis6nglandusesandphysicalcharacteris6csoflandinthedistrict).Itisnotclearwhetherthelackofsubdivisionac6vityinthesedistrictsisduetolimiteddevelopmentsuitability,marketcondi6ons,regulatoryrestric6onsorotherfactors,althoughitislikelythatregulatoryrestric6onsinthosemunicipali6eswithForestDistrictsthatprohibitresiden6aldevelopment(i.e.,Bennington,Elmoreabove1,500feeteleva6on,Fletcher)wasafactor.

Ingeneral,subdivisionsthatoccurredinthelargeacreagecategoryof100acresormoreretainedaverylargelot,generallywithoneormoresmallerlotsbeingcreated,therebypreservingatleastsomepoten6alviabilityforlong‐termforestmanagementandresourcefunc6ons.

Resultsweremuchmorevariedinsubdivisionsthatinvolvedthemediumsizecategoryof50to100acres,withsomesubdivisionsretaininglargelots,andotherscrea6ngfracturedparcelownershipwithmanyparcelsunabletosupportlong‐termforestmanagementgoals.ThelossofparcelslargeenoughtoqualifyforforestmanagementinUseValueAppraisal(>25acres)wasprevalentinsubdivisionsinthisacreagecategory.

Thedegreetowhichminimumlotsizeormaximumdensitystandardsareinfluencingsubdivisionpaaernsisnotclear.Inmostcommuni6es,itappearsasthoughlotsizesarelargerthanrequiredunderzoningstandards,anddensi6esarelowerthanwhatisallowed.Thismaybecontribu6ngtogreaterfragmenta6onduetoresiden6allanddevelopmentinruraldistrictsthatismorelandconsump6vethanrequiredunderexis6ngregula6ons.

GeneralRecommenda/ons:

• ThisstudysuggeststhatalargepercentageofdevelopmentmaynottriggerstatelevelreviewthroughAct250.Becauseofthis,municipali6esshouldexaminewhethertheyhavesufficientpoliciestoaddresstheeffectsofparceliza6ononforestland.Gapsshouldbeiden6fiedandstrongerpoliciesshouldbeenactedtopromotetheviabilityofforestlandinsubdivisions,especiallythosethatareoccurringinthe50‐100acrerange.Policiesthatshouldbefurtheranalyzedtodocumenttheireffec6venessindiscouragingparceliza6oninclude:

✦ largelotzoning(withminimumlotsizebeingbasedonviableforestmanagementratherthanresiden6aldevelopment);

✦ greateruseofForestDistrictdesigna6ons15inlocalzoning;

✦ clusteringprovisions(eithermandatoryorencouragedbymeaningfulincen6ves)tominimizetheparceliza6onoflargeforestparcels;

✦ landusepoliciesandrelatedbylawstandardstominimizetheimpactoflandsubdivisionontheviabilityofongoingforestmanagementandecologicalfunc6ons;and

✦ fixed‐areabasedzoningorcomparableprovisionsthatfosterthecrea6onofsmallbuildinglotsandlowoveralldevelopmentdensi6esindesignatedzoningdistricts.

• Inaddi6ontothecrea6onofsmallparcelsthroughsubdivision,thisstudysuggeststhatfragmenta6onofforestblocksisalsooccurringfromconstruc6onofnewdwellingsandrelatedclearingonlargeparcels.Researchshouldbeconductedtounderstandtheextenttowhichdwellingsaffectthefunc6onsandintegrityofforestblocks,includingwildlifehabitat,publicaccess,andforestmanagement.

26

15 Vermont statute (24 VSA Chapter 117 §4414) specifically enable communities to enact “Forest Districts permitting commercial forestry and related uses and prohibiting all other land development.”

• Thisstudyhighlightsthatasignificantpor6onofVermontiss6llrepresentedinparcelslargerthan50acres.Whilethesubdivisiontrendsoutlinedinthisreportarecauseforconcern,thereiss6llarealopportunitytomaintainVermont’srurallandbasebysuppor6ngexis6ngandnewpoliciesandprograms.

• Thisstudydoessuggeststhatthemarketvalueoflargeparcelsissufficientlyhigherthantheirvalueforforestmanagement,indica6ngthattheinvestmentinlargeforestparcelsisosenbasedondevelopmentorsubdivisionpoten6al.Thismakesitdifficultforanyoneinterestedonlyinforestmanagementtopaythepurchaseprice,anditmakesitlesslikelythatthelandwillremainintactandundevelopedthroughtransac6ons.AlthoughthecurrentuseprogramsintheNorthernForeststatesenableso‐inclinedownerstoholdontothelandbybringingthecarryingcostsinlinewithforestvalue,theseprogramsdonotsimilarlyaffectthepurchaseprice.And,althoughtheseprogramspenalizelandownersforconver6ngenrolledland,theydonotpreventconversion.Tomaintain,inperpetuity,largeforestparcelsthatcanbesoldandpurchasedasinvestmentsinforestmanagement,effortstoacquiretheparcels—oreasementsontheseparcels—mustbevigorouslyundertakenandeffec6velyfunded.

• Thisstudysuggeststhatsubdivisionsthatoccurredinthemediumsizecategoryof50to100acresmayberesul6nginparcelsthatarenolongerabletosupportlong‐termforestmanagementgoals.ThisfindingisbasedonasmallsamplesizeoftownsinVermont.Itwouldbebeneficialtoconductasecondphaseofresearchtoanalyzesubdivisiontrendsinalargersubsetoftownsthathavezoningbylawsorsubdivisions,includingqualita6vereviewofthesubdivisionsandrelatedimpactsonforestresources.Thisanalysiswouldbeaerverifytheneedformunicipali6estopromotelandusepoliciesthataddressparceliza6onratesandpaaernswithinthe50to100acrecategory.

• AGISlayerwithparcelboundariesandparcelinforma6onwouldclearlyimproveourabilitytotrackfragmenta6on,understandareasofthestatethataremostthreatened,andiden6fyareastofocuseffortsonmaintainingviableforests.First,theGISlayerwouldallowforaspa6alinterpreta6onofwhatishappeningontheland.Inaddi6on,theGISlayerwouldintegratephysicalandnaturalresourcelayerswithparcelandownershipinforma6on,strengtheningtheabilitytoiden6fytargetareasortodevelopstrategies.Forexample,aneffortisunderwayinVermonttomaphabitatblocks,andthelogicalnextstepwouldbetomergethiswithparcelboundariestodeterminepriorityareasforworkingwithlandowners.Finally,theGISlayercouldhelplocalcommuni6esdevelopzoningplansandrecordinforma6onsuchthingsaspermitrequirementsandtheremainingdensityassociatedwiththeparcel.

Althoughtherearesomecommuni6esthathavecreatedGISlayerswiththeirparcelboundaries,noneoftheNorthernForeststateshasacompleteconsistentGISlayerofparcelboundaries.NewHampshirehasaprogramtoprovidetheservicetomunicipali6esthatrequestit.OtherstateshaveasystemandGISlayersavailable,buttherearenorequirementsthatmunicipali6esuseitfortheirparcelinforma6on.

• Auniformparceliden6fica6onsystemisalsocrucial—evenbeforetheparcelinforma6onispartoftheGIS.Currently,municipali6esinmoststatesarefreetodesigntheirowniden6fica6onsystems,tovaryingdegrees.Inordertotracksubdivisiontrends,werecommendthefollowing:

✦ Statewideparceliden6fica6onnumberssotherearenotduplicates

✦ Statewideparceliden6fica6onnumberssotherearenotduplicates

✦ Amethodfordeterminingthetotalparcelwhenaparcelstraddlesmunicipalboundaries

✦ Amethodfordeterminingtheparent/childparcelswhenparcelsaresubdividedormerged

27

• EvenwithouttheGISlayer,abeaertrackingsystemforparcelswouldallowformoreaccuratetrackingofpermitcondi6onsorpoliciesthatrunwiththeparcelandaconsistentmethodforcheckingchangesinthestatusofpropertyagainstvariousrestric6ons,programs,andpermits.

References

Fidel,J.2007.RoundtableonParceliza6onandForestFragmenta6onFinalReport.Availableathap://svr3.acornhost.com/~vnrcorg/frt/

Hansen,A.J.,Knight,R.L.,Marzluff,J.M.,Powell,S.,Brown,K.,Gude,P.H.,Jones,J.2005.Effectsofexurbandevelopmentonbiodiversity:paaerns,mechanisms,andresearchneeds.EcologicalApplica6ons15:1893‐1905.

NorthernForestLandsCouncil.1994.FindingCommonGround:ConservingtheNorthernForest.

Odell,E.A.,andR.L.Knight.2001.Songbirdandmedium‐sizedmammalcommuni6esassociatedwithexurbandevelopmentinPitkinCounty,Colorado.Conserva6onBiology15:1143‐1150.

Sewall,JamesWCompanyandMarketDecisions.1993.NorthernForestLandsCouncilLandConversionStudyReport.

Stein,SusanM.;McRoberts,RonaldE.;Alig,RalphJ.;Nelson,MarkD.;Theobald,DavidM.;Eley,Mike;Dechter,Mike;Carr,Mary.2005.Forestsontheedge;housingdevelopmentonAmerica’sprivateforests.Gen.Tech.Rep.PNW‐GTR‐636.Portland,OR:USDepartmentofAgriculture,ForestService,PacificNorthwestResearchSta6on,atp.11ci6ngEngelsandSexton1994;Harris1984;Theobaldetal.1997;Vogel1989;WearandGries2002a,2002b.

28

AppendixA

29

30

31

32

AppendixB

Lots Acres

2 0.381

0.309

2 8.01

2

2 14.55

11.7

2 20.5

18.38

2 2.63

7.78

2 15.1

2.13

2 51

10

52 8.14

26 @ .22

25 @ .44

2 100.33

10.1

2 10.98

6.23

Bennington Subdivsions

Aggregate Data 2002-2009

Total

Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot Size Lots by Zoning District

7 RR

43 954.84 3.67

1 RR/RT

3.2

1 Mixed Residential

3 VR

6.04 15 RCON

1 Industrial

1 VC

2 RC

2 PC

Lots by Zoning District

1 RR/COR

Data By Year

1 Res./Cons.

1 RR/RCON

1 Mixed Residential

7 Unknown

2007

Aggregate

Total

Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot Size

10 307.26 7 0.42 4.48 5 RCON

2 RR

1 Unknown

1 VR

Deery 0.69 n/a 0.35

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning District

Davis 10.01 n/a 5.01

Mixed Residential

Horst 26.25 n/a 13.13

RCON

Derby/Clarkson 38.88 n/a 19.44

Unknown

Hall 10.41 n/a 5.21

RR

Scott 17.23 n/a 8.62

Rural Conservation

Fillmore Forms LLC 51 n/a 30.5

RCON

Bennington/Grn Mtn LLC 31.19

RCON

Wood 110.43

VR

Jones 17.21

0.33 0.48

RR

n/a 8.61

2006

n/a 55.22

RCON

Aggregate

Total

Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot Size Lots by Zoning District

64 2.4 2.4 6.15 1 VR

1 RCON

5

Total Lots: 158

33

Lots Acres2 0.43

0.434 2

28.532.5

2 1.370.23

2 8.325.66

2 2.89.6

Lots Acres3 3

3.193.18

2 474

2 5.44.69

2 2.672.67

2 13.982

2 1.922.18

3 7.951.041.04

5 7.130.670.60.280.3

1 VC

1 Unknown1 RC

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning DistrictVRAustin 1 n/a 0.43

RCONDunican 45 5.25 11.25

VCLauzon Machine/ Eng. 2 n/a 0.8

RCPalmer 14 n/a 6.99

RRQuackenbush Co., Inc. 2 n/a 6.2

2005Aggregate

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot Size Lots by Zoning District

1 RC

8 142.54 2.63 2.67 6.76 2 RCON2 RR

1 RR/RT

RCON3.12

1 VR1 RR/COR

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning DistrictMalinowski 10 3.18

RR/RTRobinson 78 n/a 39

RCSmith 10.1 n/a 5.05

RCONStemp 5.33 n/a 2.67

RR/ CORToomey 16 n/a 7.99

RRGardner 4.1 n/a 2.05

RRBeatty 10.03 1.04 3.43

Colvin 8.98 0.6 1.8 VR

2004Aggregate

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot Size Lots by Zoning District

7 75.31 2.43 2.229 4.4 1 Industrial1 PC

1 RCON1 CB3 RR

Lots Acres2 11.79

19.692 2.57

12.9223 0.39

0.40.92

4 3.2342

4.52 0.14

0.452 1.806

1.8062 5.889

2.229

Lots Acres2 8

9.252 10.15

3.442 18.5

2.082 22.7

2.174 7.7

2.83.48.4

10 222

3.33.22

2.13.322

Allegro Associated 31.5

15.492 n/a

Tripp

Cadiz

Dermody ETAL

Harte Agency Inc.

Perrott

Industrial

Bennington Acres, LLP

n/a 15.74

7.75 PC

Graham 17.25 RR

Kobelia 24.87

n/a 8.62

Michaels

RCON

RR

Denio 22.3

13.59 n/a 6.8

20.58

5.58

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning District

2 0.4 0.57 VR

14 3.62 3.43 RCON

0.59 0.3 0.3 CB

3.612 n/a 1.81 RR

8.118 n/a 4.06 RR

Jarecki RCON

Paran Acres

RCON5.55

Res./Cons.

5.475 14.52 2 RCON

Average Lots Created Median Lot Size3 RCON

Subdivision

2003Aggregate

Total Subdivisions Total Acreage

3 Res./Cons.Individual Subdivisions

Lots by Zoning District

Mean Lot Size Lots by Zoning District6 126.33 3.67 3.25 5.57

10.29

Total Acreage Median Lot Size Mean Lot Size

n/a

2 2.39

n/a 12.44

27.74

2002Aggregate

Total Subdivisions Mean Lot Size

1 RR/RCON1 RR-40

Individual Subdivisions

Lots by Zoning District

1 Unknown

5 232.54 3.2Total Acreage Average Lots Created Median Lot Size

Lots Acres5 54

6.566.562.460.82

3 1.0671.2141.066

2 28.0810.1

4 2.42.657.957.61

2 4.3995.4

6.56 14.08Bard 70.4 RCON

Unknown1.067 1.12Sweet 3.347

Parmenter 38.18 RR and RCONn/a 19.09

Cutler 20.61 RCON

100 n/a 49.9 RR-40Clyde Burgess

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning District

Zoning Requirements

Zoning District Required Minimum Lot SizeCentral Business District (CB) 0.138 ac. (6,000 Square feet)Office & Apartment District (OA) 0.459 ac. (20,000 Square feet)Village Commercial District (VC) 0.229 ac. (10,000 Square feet)Urban Mixed Use District (UMU) 0.229 ac. (10,000 Square feet)Village Industrial District (VI) 0.229 ac. (10,000 Square feet)Institutional & Professional District (IP) 0.344 ac. (15,000 Square feet)Planned Commercial District (PC) 0.918 ac. (40,000 Square feet)Industrial District (I) 0.918 ac. (40,000 Square feet)Planned Airport District (PA) 0.918 ac. (40,000 Square feet) Village Residential District (VR) 0.275 ac. (12,000 Square feet)Mixed Residential District (MR) 0.275 ac. (12,000 Square feet)Rural Residential District (RR) 0.689 ac. (30,000 Square feet)Rural Conservation District (RCON) 1.836 ac. (80,000 Square feet)Agricultural District (A) 25 ac.Forest District (F) 25 ac.

5.13 5.15

Lots Acres2 11

32 3.2

5.272 10

2.5

Lots Acres2 32.35

11.253 63.4

3.93.26

2 27.610.5

2 3.556.5

2 2.951.98

2 4221

Lots Acres2 14.14

663 10

Calais Subdivsions

Aggregate Data 2002-2009

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot SizeLots by Zoning

District15.12 34 Rural Residential

2 V1 RR/S

38 1299.95 2.26 7.05

Total Lots: 86

Lots by Zoning District

2009Aggregate

Total Subdivisions Total Acreage

1 S

Data By Year

3 Rural Residential

Lots by Zoning District

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size

2 5.83

Median Lot Size

Rural Residential

Rural Residential4.235

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

DistrictDelphia 33.6 n/a 21.8

Tessler

30

Rural Residential

Rural Residential

2.47

Rural Residential

Perkins 38 n/a 19.05 Rural Residential

Scott 60 n/a

112.5

VCarriveau 5 n/a

Rural ResidentialWeber 225 n/a

2 Rural ResidentialMean Lot Size

Lots by Zoning District

2 215.14 23.29 43.028

Subdivision Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

DistrictEakin 80.14 n/a 40.07 Rural Residential

Leonard 135 n/a 6.5 Rural Residential

8.5

12.5 n/a

Average Lots Created Median Lot Size Mean Lot Size3 35

n/a

Bailey 14 n/a

4.235

23.52

Thompson

Rural Residential

2.17 10.5 34.01 5 Rural Residential

Aggregate

Total Subdivisions Total Acreage Average Lots Created

7

Howe 70.5 3.9

Individual Subdivisions

2007Aggregate

Average Lots Created2.5

Total Subdivisions Total Acreage Median Lot Size

6.25

1 V

Mean Lot SizeLots by Zoning

District

2008

6 432.1

3122

Lots Acres2 8

132 19

52 1.9

63.12 3.1

7.12 3

8

Lots Acres5 2.6

28.10.80.70.1

2 10.9

2 5.114.6

3 47.49

3 3.13.16

Lots Acres2 10.1

32 10

32 7

3

5 Rural Residential5 131.4 2 7.55 13.12Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

District

2006

Singleton 21.2 n/a 10.5 Rural Residential

Hudson 24 n/a 12 Rural Residential

Jarvis 65 n/a 32.5 Rural Residential

3

n/a

5 86.9 3.1

2005Aggregate

5.1 Rural Residential

5.77 5 Rural Residential

Subdivision Total Acreage Median Lot Size Mean Lot Size

Temple 11 n/a 5.5 Rural Residential

Total Subdivisions Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

District

Lots by Zoning District

Gallagher 32.3 0.8 6.46

Pia-Needleman 2 n/a 0.95 Rural Residential

Sekelsky 20 n/a 9.85 Rural Residential

20.4 7.4 6.8 Rural Residential

3 Rural ResidentialAverage Lots Created

2

Rishardson

Subdivision Total Acreage Median Lot Size Mean Lot Size

Lots by Zoning District

6 82.6 5.5 6.88Total Subdivisions Total Acreage Median Lot Size Mean Lot Size

Lots by Zoning District

McCoy

1 S

Individual Subdivisions1 RR/S

13.1 n/a 6.55

Rural Residential

McCoy 10 n/a 5

Aggregate

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot SizeLots by Zoning

District

Bailey 10.2

Rural Residential

Average Lots Created

Individual Subdivisions

2004Aggregate

Bowen 13 n/a 6.5

RR/S

S

John

12.2 3.1 4.07 Rural Residential

2 16.44

2 7.13

2 133

Lots Acres2 27.5

27.52 3

92 1.3

22 27

-2 30

13 15

1516.5

Lots Acres2 11.3

20.72 3

32 3.1

-3 50

1030

3 10.10.40.3

Zoning Requirements

Zoning District Required Minimum Lot SizeVillage District NoneRural Residential District 3 ac.Resource Recreation District 10 ac.Shoreland District 3 ac.Upland Overlay District 25 ac.

1 V

Total Subdivisions Total Acreage Median Lot Size

Reiter 20.4 n/a 10.2

Mean Lot SizeAverage Lots Created

16 n/a 8Martin

Lots by Zoning District

6 174.8 15

Marshall 55 n/a

Individual Subdivisions

14.57 5 Rural Residential

Mean Lot Size

Thompson 12 n/a

Subdivision Total Acreage Median Lot SizeLots by Zoning

District27.5 Rural Residential

6 Rural Residential

Coppersmith 31 n/a

Georgia 46.5 15 15.5 Rural Residential

5 142.01 10 12.9 5 Rural ResidentialTotal Subdivisions Total Acreage Median Lot Size Mean Lot Size

Rural Residential

Subdivision Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

District

Rural Residential

Mulligan 3.1 n/a 3.1

Guy

Rural Residential

2.17

Rural Residential

Rural ResidentialTassey 10.1

2003Aggregate

n/a 5.05

Dinsdale

3.3

27

Hudson

n/a

1.65

27

n/a

15.5

Rural Residential

Rural Residential

V

Thompson

Guenther

2002Aggregate

Average Lots Created2.4Individual Subdivisions

Lots by Zoning District

Lynn

32

6.01

90

11

n/a

n/a

30

0.4

16

3

30

3.6

Rural Residential

Rural Residential

Rural Residential

Lots Acres3 2.23

5.44.8

Lots Acres11 4

103227101720305827

2 3.363.42

3 121129

2 182

2 221

3 26

21.42 5.1

25 938.71 7.45 13.52.8

ElmoreSubdivisions

AggregateData2002‐2009TotalAcreageTotalSubdivisions AverageLotsCreated

DataByYear

22RuralEastMedianLotSize MeanLotSize LotsbyZoningDistrict

Aggregate

2RuralEast/Shoreland1RuralWest/ForestryReserve

2008

MeanLotSize LotsbyZoningDistrict12.5 3

TotalAcreage AverageLotsCreated

351.17 3.57

Draper

Subdivision TotalAcreage

IndividualSubdivisions

Carrier 12.5 4.8 4.17

4.8

LotsbyZoningDistrictTotalAcreage

MedianLotSizeTotalSubdivisions1

13.9810 7RuralEast

4.17 1RuralEast

MeanLotSize LotsbyZoningDistrictAggregate

TotalSubdivisions TotalAcreage

Johnson

Sanford

Katonis

Subdivision

AverageLotsCreated MedianLotSize

RuralEast17 18.91

MeanLotSize

7

MeanLotSizeIndividualSubdivisions

208

MedianLotSize

MedianLotSize LotsbyZoningDistrict

MansfieldVentures

Kennedy

Shiller 29.4

6.77

53

20

24

10.3

12

n/a

n/a

n/a

n/a

6

3.39

17.33

10

11.5

9.8

5.15

RuralEast

RuralEast

RuralEast

RuralEast

RuralEast

RuralEast

TotalLots: 71

RuralEast

2007

5.2

Lots Acres2 30

8.22 2.71

2.042 29.6

44 7.6

6.37.31

Lots Acres2 22.8

2.12 5

175 7.16

3.899.4129.313.2

Lots Acres2 3.5

3.52 50

52 5.2

32.22 4.88

4.87

2.5AverageLotsCreatedTotalSubdivisions

4

SubdivisionWitmer

Draper

Wucik

SubdivisionPelton

Boomhower

DibaQsta

Long

Metz

TotalSubdivisions

Hoffman

4

Subdivision

33.6

TotalAcreage24.9

22.1

2005

AverageLotsCreated

55

TotalAcreage

60.5

Nichols

TotalAcreage88.65

TotalAcreage

Aggregate

109.15

TotalAcreage7

9.75

22

37.4

MedianLotSizen/a

n/a

n/a

6.8

MedianLotSize6.8

n/a

MedianLotSizen/a

2004

n/a

n/a

9.41

28.2

4.75

MeanLotSize

16.48

5.55

19.1

IndividualSubdivisions

MeanLotSize12.45

11

MeanLotSizeAggregate

4.94AverageLotsCreatedTotalSubdivisions

2

12.592NordicSpirit,LLC

4.88

2.375

9.87

MeanLotSize LotsbyZoningDistrictRuralEast

RuralEast

LotsbyZoningDistrict4RuralEast

3 3MedianLotSize

9.41

RuralEast

RuralEast

LotsbyZoningDistrict2RuralEast1RuralWest/ForestryReserve

IndividualSubdivisionsMedianLotSize

12.21

LotsbyZoningDistrict

TotalAcreage107.4

RuralEast

RuralEast

RuralWest/ForestryReserve

IndividualSubdivisions

n/a

13.64

MeanLotSize

LotsbyZoningDistrict4RuralEast

MeanLotSizeMedianLotSize

RuralEast

18.7

LotsbyZoningDistrictRuralEast3.5

27.5 RuralEast

RuralEast

2006Aggregate

n/a

Lots Acres3 0.2

8.3747

2 17.815.3

2 2220

4 4.332.1312.145.75

2 3060

Lots Acres3 24.52

2.017.45

90

8.37

33.1

42

Emerson

Kostka

Hill

Draper 22.34

55.6

TotalSubdivisions5

TotalAcreage243.04

n/a

MeanLotSize18.52

IndividualSubdivisions

16.55

21

6.09

11.33

45

2002

Draper 26.5 7.45

11.33

2.6MeanLotSize

18.85MedianLotSize

MedianLotSize

LotsbyZoningDistrict4RuralEast

2003Aggregate

Subdivision TotalAcreage

1RuralEast/Shoreland

LotsbyZoningDistrictRuralEast

RuralEast

IndividualSubdivisions1RuralEast/Shoreland

LotsbyZoningDistrictRuralEast/Shoreland

RuralEast

LotsbyZoningDistrictAggregate

TotalSubdivisions TotalAcreage

n/a

1

AverageLotsCreated

5.04

MeanLotSizeMedianLotSize

RuralEast/Shoreland

n/a

15.3

RuralEast

3 7.45

Maskell

AverageLotsCreated

ZoningRequirements

ZoningDistrict:RequiredMinimumLotSizeVillageDistrict(VLG)0.689ac.(30,000Squarefeet)RuralEastDistrict(RE)2ac.RuralWestDistrict(RW)7ac.ForestReserveDistrict(FR)7/25ac.ShorelandDistrict(SHR)1ac./5ac.(OnLake/OnPonds)

MeanLotSizeSubdivision TotalAcreage MedianLotSize

26.5

Lots Acres2 2

443 81.66

42.2130.03

2 8.22.2

2 82.1

2 1053.19

Lots Acres2 2.4

297.62 2

14

Lots by Zoning District

1 Conservation2 Rur. Res./Ag/Cons.

Mean Lot Size Lots by Zoning District3.1 7.79

RR/Ag

RR/Ag

2

10 656.07

RR/Ag5.05

54.09

Rur. Res./Village5.2

RR/Ag

23

61.94

n/a

42.21

n/a10.4

n/a

n/a

Cardinal

Mayotte

10.1

108.7

Subdivision Total Acreage Median Lot Size Mean Lot SizeGould

Lancaster

4 RR/Ag

Individual Subdivisions1 Rur. Res/Village

46

153.9

Total AcreageAverage Lots

Created Median Lot Size Mean Lot Size

Lots by Zoning District

Lowells

Lots by Zoning District329.1 2.2 8.2 29.875

Total Subdivisions

Data By Year

2009Aggregate

2 Shoreland5 Rur.Res./Ag/Cons.

2 Conservation1 Rur. Res/Village

21.05 7 RR/Ag

2007Aggregate

Total Subdivisions Total Acreage

Average Lots Created Median Lot Size

Individual Subdivisions

RR/AgTinker 16 n/a 8

RR/AgRussell 300 n/a 150

Aggregate

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning District

Average Lots Created Mean Lot Size

6.7539 Rur. Res/Ag

316 2 79.1 70 2 RR/Ag

2008

22.66

Total Subdivisions Total Acreage Median Lot Size

Total Lots: 126

49 2854.691 2.55

Fletcher Subdivsions

Aggregate Data 2002-2009Total

Subdivisions Total AcreageAverage Lots

Created Median Lot Size Mean Lot Size Lots by Zoning District

Lots Acres2 3.12

3.122 2

26.44 61.5

7.798.934.34

4 2.472.023.6

84.918 3.97

4.444.424.04

10.124.794.544

3 12.722

2 1420

2 820

2 9.46252.54

2 1011.5

Lots Acres2 5

102 174

4.82 10

102 55

442 22

11.22 5

452 2.11

2.163 28.38

9.26145

3 20

RR/Ag

RR/Ag

RR/Ag

Rur. Res./Ag/Cons.

RR/Ag

RR/Ag

RR/Ag

2 RR/Ag/Cons12 RR/Ag

Rur. Res./Ag/Cons.

RR/Ag

RR/Ag

RR/Ag

RR/Ag

Rur. Res./Ag/Cons.

131

10.76 Conservation

14

RR/Ag

RR/Ag

5.66

17

10.35

23.25

n/a

n/a262

Helfrich

Mayotte

Toof

15

178.8

Kolifrath

n/a

King

22.5

4.47

n/a

2

n/a

8.36

3.1

34.38

30

16.7

80.34

93

82.5

Blaszyk

Ryan

Kinne

Slattery

Mitchel

Minor

14.228.4

2006Aggregate

Total Subdivisions

Racette

20.64

20

Wright

50

n/a

Osgoods

99

33.7

1 Conservation

Fletcher

15 793.65 2.8

Sweet 4.27

Drennan

Ferguson

n/a

5.1

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning District

Total AcreageAverage Lots

Created Median Lot Size Mean Lot Size

n/a

18.44

n/a

Lots by Zoning District

182.64

70

n/a

n/a

n/a

24

9.26

RR/Ag

25

11.3

RR/Ag

7.5

89.4

23.33

10

49.5

16.6

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning District3.12 RR/AgHavreluk 6.25 n/a

60.8

2624

3 7.857

5.22 2

3.172 18

25 3.07

2.783.444.752.43

7 4.62.82.45.18.64.138.3

4 3.62.22.44.2

Lots Acres2 43.53

38.172 2.66

2.632 2

2.752 5

5.12 6

73 3.19

2.529.3

2 193.7

2 3.238.45

2 2.12105

3 1010

215

Gedeon 235 10 RR/Ag

RR/Ag

Broderick 41.65 n/a 20.83

Ryan 107.12 n/a

RR/Ag

Average Lots Created Median Lot Size Mean Lot Size Lots by Zoning District

53.56

78.33

Bondy 25 n/a 11.35 RR/Ag

RR/AgNilsen 15.1 3.19 2.85

RR/Ag

RR/Ag

Wootton n/a

Rur. Res./Ag/Cons.

RR/Ag

RR/Ag

Conservation

9.41

RR/Ag

6.68

3.1

2004

2.59

AggregateTotal

Subdivisions Total Acreage

Cleland

10

3.29

n/a 6.5

10.1

King 4.75

Root 5.29

O'Brien 81.7

RR/Ag5.05

Kinne 13

2.37 RR/Agn/a

n/a 2.65 Shoreland

Mean Lot Size Lots by Zoning Districtn/a 40.85 Rur. Res./Ag/Cons.

10 538.71 538.71 5.55

Total Acreage Median Lot Size

Individual Subdivisions

Subdivision

24.38 1 Shoreland

2005Aggregate

Total Subdivisions Total Acreage

Average Lots Created Median Lot Size Mean Lot Size Lots by Zoning District

Cross

Riggs

Gedeon

Mad River

Labrie

9 RR/Ag

20

16.47

20.2

5.17

12.4

66

n/a

7.85

n/a

4.6

3.07

3

Lots Acres2 0.169

0.1722 7.2

22 10.1

2.12 10.23

10.182 5.75

13.752 2.1

107

Lots Acres3 10.7

406.5

Zoning Requirements

Zoning District: Required Minimum Lot SizeVillage District (VLG) 1 ac.Rural District (RUR) 2 ac. Conservation District (CO N) 10 ac. / 2ac.* Forest District (FOR) 25 ac. Shoreland District (SHR) 2 ac.

RR/Agn/a 54.55Ryan 109

Sander 0.341

12.19

9.2

Brigante

Anderson

Individual Subdivisions

Subdivision19.07 RR/AgSloan 50.7 10.7

1 50.7 3 10.7

Total Acreage Median Lot Size Mean Lot Size Lots by Zoning District

19.07 1 RR/Ag

2003Aggregate

Total Subdivisions Total Acreage

Average Lots Created Median Lot Size Mean Lot Size Lots by Zoning District

n/a 9.75 RR/Ag

n/a 10.2 RR/Ag

Fast

Cootware

19.5

n/a 6.1 RR/Ag

20.23

Shoreland

n/a 4.6 RR/Ag

n/a 0.17

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning District

3 RR/Ag

6 170.46 2 6.475 14.23 1 Shoreland

Lots Acres6 14.59

9.553.263.622.5

29.742 7.65

3.579 0.6

0.640.610.580.590.60.570.635

2 1973

4 42.861.071.291.27

7 1.121.121.371.131.89.24

136.012 10

32 6.85

4.32

Hinesburg Subdivsions

Aggregate Data 2002-2009

Total Subdivisions Total AcreageAverage Lots

Created Median Lot Size Mean Lot Size Lots by Zoning District25.25 24 AG

20 RR269 5555.88 3.21 3.62

2009

18 RR14 VG

Total Lots: 220

1 VG/RR11 SH

Data By Year

2.75

1 C

Aggregate

Total Subdivisions Total AcreageAverage Lots

Created Median Lot Size Mean Lot Size Lots by Zoning District15.79 3 AG

Lots by Zoning District

4 RR21 RR1

8 540 4.25

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot SizeHoke/ Quackenbush 66 6.585 10.54 AG

Wilmott 11.5 n/a 5.61 RR2

Hart Hill Designs LLC 40 0.6 4.42 AG

AGHaulenbeek 200 n/a 100

2008

Blittersdorf 46 1.28 11.62 RR1

Dam 152 1.37 21.68 RR2

RR2Kelley 13 n/a 6.5

RR2Fritz 11.5 n/a 5.59

Lots Acres2 15.45

22 11.7

9.82 4.35

5.822 200

1222 174

1373 3.5

3.73.3

2 4.8119

2 6.9710.15

5 2.652.065.382.342.79

2 3.293.01

3 110.6

42 2.82

1.34

Lots Acres3 32

7.6140

2 92.83.1

7 3.23.983.443.933.084.937.15

2 4.8

Aggregate

Total Subdivisions Total AcreageAverage Lots

Created Median Lot Size Mean Lot Size Lots by Zoning District2.45 4.35

2 RR12 RR2

30.17 8 AG12 869.3

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning DistrictAGFrench 17.5 n/a 8.73

AGDennison 21 n/a 10.75

RR2Reid 10.25 n/a 5.085

AGBaldwin/ Haulenbeek 323 n/a 161

AGBaldwin/ Haulenbeek 310 n/a 155.5

AGBaldwin 10.5 3.5 3.5

ESNID 125.17 n/a 61.9 AG

Sprague 17.2 n/a 8.56 RR2

Godfrey (from Bissonette) 8.82 2.65 3.044 AG

RR1Thibaoult 6.7 n/a 3.15

AGFlash 15 4 5.2

Riggs 4.16 n/a 2.08 RR1

3.6 3.955

2007Aggregate

Total Subdivisions Total AcreageAverage Lots

Created Median Lot Size Mean Lot Size Lots by Zoning District

2 VG2 RR1

18.23 1 AG5 RR2

10 670.33

59.87

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning DistrictAGBissonette W& B 177.99 32

Case 107.1 n/a 47.95 RR2

Gianelli 29 3.93 4.25 RR2

6.85 RR2Morrissey 13 n/a

8.92 3.08

2016 3.3

1.11.12.2132.7

2 22.29.3

3 12.2950.32

1.0057 0.5

2.521.934.162.97

14.1929.56

2 5.93.1

Lots Acres3 9.1

4.98

2 3.14

2 12.83

3 3.093.085.19

2 10.55115.7

3 1.0671.9943.673

5 1.211.021.081.7

18.532 27.5

3.016 1.56

1.491.271.447.451.66

6 3.2

102.04 RR2Francis Family 204 n/a

11

Carse 23 2.45 3.9 RR2

2006Aggregate

Total Subdivisions Total AcreageAverage Lots

Created Median Lot Size Mean Lot Size Lots by Zoning District670.07 3.36 3.085 17.8

Lots by Zoning District

4 RR13 AG

4 RR2

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size

RR2

Robinson 22.14 8 7.33 RR2

Potvin 7.07 n/a 3.55

RR1Norris 15.61 n/a 7.9

RR1Martin 11.68 3.09 3.79

French 121.64 n/a 63.13 AG

RR1

Collins 30.48 n/a 15.26

Stewart 6.83 1.994 2.24 RR1

Thistle Hill 59.24 2.97 7.98

Goodrich 33.52 n/a 15.75 RR1

VG

Green Street 13.48 1.005 4.54 VG

Babbott 10 n/a 4.5 RR1

Russell/ Reis 24.08 1.7 4.71

RR2

AGCrimmins 15.56 1.525 2.48

AGAyer 294.66 2.3 42.57

2.52.32.122

283.93 4.46

3.67112

Lots Acres2 3.18

1002 7

32 3.6

221.4

Lots Acres2 7.3

233 3.37

3.94200

2 1.861.53

2 58.626.63

2 --

2 3.97143.5

3 10.1828.2127.25

5 5.722.382.73.13

19.553 2.7

1.81.6

Bissonette Family 120.32 4.46 40.04 RR2

2005Aggregate

Total Subdivisions Total AcreageAverage Lots

Created Median Lot Size Mean Lot Size Lots by Zoning District340.03 2 5.3

1 SH1 AG

56.36 1 RR23

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning DistrictBrown 103.81 n/a 51.59 RR2/RR5

Carlson 10.27 n/a 5 SH

Ballard 225.95 n/a 112.5 AG

2.75 4.845

2004Aggregate

Total Subdivisions Total AcreageAverage Lots

Created Median Lot Size Mean Lot Size Lots by Zoning District

2 RR11 VG

25.41 4 AG2 RR2

9 639.05

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning DistrictHodgkin 32.63 n/a 15.15 AG

n/a 1.7 RR1

Francis Family 210 3.94 69.1 RR2

n/a 32.63 AG

Emmons 3.4

n/a 35.84 VG

Eddy 68.12

n/a 73.74 RR2

Creekside 71.68

27.25 21.88 AG

O'Brien 145.96

Iverson 65.64

Green Dolphin 36 3.13 6.7 AG

1.8 2.03 RR1Mead Peter 5.62

Lots Acres2 3.12

1002 8.25

3143 3

3.148.5

3 101068

2 21.4527.5

2 2.971.56

2 2.2359.8

2 0.350.35

2 --

8 5.526.313.123.153.513.433.04

52 3.04

1662 -

-

Lots Acres7 3.24

2.632.412.142.112.02307

3 2.1

Mean Lot Size Lots by Zoning District12 1262.41 2.8 4.255

2003Aggregate

Total Subdivisions Total AcreageAverage Lots

Created Median Lot Size42.37 1 RR2

1 VG

4 AG5 RR1

1 C

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning DistrictHultgren 103.12 n/a 51.56 RR2

Baldwin/ Haulenbeek 322 n/a 161.13 AG

29.33 AG

St. Hilaire 54.6 3.1 18.2 RR1

Norris -Norma 88 10

Isham 50.47 n/a 24.48 AG

Emmons 4.5 n/a 2.27 RR1

Ketcham 362 n/a 181 AG

Leggett 0.78 n/a 0.35 VG

Smith 8.83 n/a 4.42 C

Evanson 33.91 3.47 4.135 RR1

Stalionis 168.1 n/a 84.52 RR1

Riggs 66.1 n/a 33.05 RR1

4

2002Aggregate

Total Subdivisions Total AcreageAverage Lots

Created Median Lot Size Mean Lot Size Lots by Zoning District564.69 5 7.31 28.266

Lots by Zoning District

1 RR11 VG/RR1

2 AG

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot SizeAyer 321.16 2.41 45.94 AG

RR1Emmons 10 3.39 3.37

4.523.39

8 11.619.729.611.410.113.217.819.5

2 3.8697

Zoning Requirements

Zoning District: Required Minimum Lot SizeAgricultural District (AG) 2 ac.Rural Residential District 1 (RR-1) 3 ac.Rural Residential District 2 (RR-2) 3 ac.Village District (VG) 0.138 ac. (6,000 Square feet)Village Northwest District (VG-NW) 0.138 ac. (6,000 Square feet)Village Northeast District (VG-NE) 0.138 ac. (6,000 Square feet)Residential 1 District (R-1) 0.138 ac. (6,000 Square feet)Residential 2 District (R-2) 0.138 ac. (6,000 Square feet)Commercial District (C) NoneIndustrial District 1 (I-1) 0.918 ac. (40,000 Square feet)Industrial District 2 (I-2) 0.918 ac. (40,000 Square feet)Industrial District 3 (I-3) 0.918 ac. (40,000 Square feet)Industrial District 4 (I-4) 0.918 ac. (40,000 Square feet)Shoreline District (S) 3 ac.

Giroux (Drew) 100.65 n/a 50.43 VG/ RR1

Boutin 132.88 15.5 16.61 AG

Lots Acres5 20

23143.23.5

2 10.113.3

2 14.51

3 4.764.19

27.542 4

16.472 5.05

68.353 3.38

3.4258.2

Lots Acres2 35.2

102 5.4

67.33 4.37

3.96

Lots by Zoning District

Total Lots: 111

14.86 15 Rural Residential

Middlesex Subdivsions

Aggregate Data 2002-2009Total

Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot Size40 1651.27 2.78 5.7

1 Mixed Use

16 Conservation1 Village

3 Medium Res.1 RR/Cons

Data By Year

2009

15.68 3 Rural Residential

AggregateTotal

Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot SizeLots by Zoning

District7 297.97 2.71 10.1

3 Conservation1 Mixed Use

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

DistrictWard 63.7 14 12.74 Rural Residential

Rural Residential

Mixed Use

O'Sullivan 23.4 n/a 11.7

Conservation

Atwood 15.5 n/a 7.75

Drachenburg 36.5 4.76 12.163

Eastman 20.47 n/a 10.235 Conservation

Bolduc 73.4 n/a 36.7 Conservation

Burnett 65 3.42 21.67 Rural Residential

2008Aggregate

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot Size

Lots by Zoning District

1 Medium Res.3 131.6 2.33 6 18.88 2 Conservation

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

DistrictConservationRedmond 45.2 n/a 22.6

ConservationHewitt 72.7 n/a 36.35

Mixed UseKing 13.7 8 4.76

3 Rur. Res./Cons

Lots Acres2 5.1

5.22 5

353 11.22

21.2932.51

2 2.77.3

2 7.62.6

3 5.078.12.05

2 8.130.8

4 7.15.714.52.24

Lots Acres4 5

5513

6 2.52.52.52.52.527.5

2 6.25.1

2 3.326.8

5 5522

32.738.8

4 13.31

2007Aggregate

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot Size

Lots by Zoning District

8 220.5 2.5 7.21 Conservation

10.96 6 Rural Residential

1 Medium Res.Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

DistrictKerson 10.3 n/a 5.15 Rural Residential

Millard 40 n/a 20 Rural Residential

Medium Res.

Burnett 65 21.29 15.26 Rural Residential

Rural Residential

Kritchman 10 n/a 5

Rural Residential

Scribner 10 n/a 5.1

Merrill 15.2 5.07 5.07

Steed 40 n/a 19.45 Conservation

Picard 30 6.4 7.39 Rural Residential

4 Conservation

2006Aggregate

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot Size

Lots by Zoning District

7 323.69 3.71 5.05 12.42 1 Cons./Medium Res.

1 Rural Residential

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

District

1 Rur. Res./Cons

Cons. /Medium Res.Niles 28 5 7

ConservationLefavour 40.1 2.5 6.66

ConservationInfante 11.3 n/a 5.65

Rural ResidentialBrook 10 n/a 5.06

ConservationFreeman 104 22 20.7

Whiteside 84.11 19.27 21.03 Conservation

21.6816.8632.26

3 23.840

Lots Acres2 5.1

24.45 5.1

5.15.15.177

2 55

2 7.62.5

2 8.6116.8

Lots Acres2 2.25

8.332 5.55

5.455 10.1

15101020

5 65

8.255

2 5193

2005Aggregate

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot Size

Lots by Zoning District

2 Rur. Res./Cons.5 172.7 2.6 5.1 13.26 3 Conservation

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

DistrictConservationMorrisette 29.5 n/a 14.75

ConservationFinn 97.5 5.1 19.48

Mazzucca 10.1 n/a 5 Rur. Res./Cons.

Irons 10.1 n/a 5.05 Rur. Res./Cons.

Scridner 25.5 n/a 12.71 Conservation

2004Aggregate

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot Size

Lots by Zoning District

5 313.6 3.2 7.11 Medium Res.

19.62 3 Rural Residential

1 ConservationIndividual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

DistrictCollier 10.4 n/a 5.29 Medium Res.

Passerini 11 n/a 5.5 Rural Residential

Holmsten 65 10.1 13.02 Rural Residential

ConservationSchaefer 29.2 5 5.84

Chapin 198 n/a 99 Rural Residential

2003Aggregate

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot Size

Lots by Zoning District

1 Rural Residential3 60.71 2 5.15 10.11 2 Conservation

3.8Merrill 46.18 15.27 Rur. Res./Cons

Lots Acres2 5.3

4.82 5

52 28.5

12.06

Lots Acres2 10.2

116.62 1.5

2.2

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

DistrictDevlin 10.1 n/a 5.05 Conservation

Litchfield 10.11 n/a 5 Conservation

Shapiro 40.5 n/a 20.28 Rural Residential

2002Aggregate

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot Size

Lots by Zoning District

Lots by Zoning District

1 Village2 130.5 2 6.2 32.63 1 Rural Residential

Subdivision Total Acreage Median Lot Size Mean Lot Size63.4 Rural Residential

1.85 VillagePapineu 3.7 n/a

Spang 126.8 n/a

Individual Subdivisions

Zoning Requirements

Zoning District: Required Minimum Lot SizeVillage District 0.229 ac. (10,000 Square feet)Mixed-Use District Board Approval Industrial District 1 ac. Medium Density Residential District 2 ac. Rural Residential District 2 ac. Conservation District 4 ac.

Lots Acres2 15.71

10.343 13.9

9.5633.68

3 15.284

Lots Acres2 5.23

12.582 10

13

Lots Acres2 5.75

30.692 2

15.972 34.1

43.42 3

262 0.7

1.22 2

McLaughry 27.2 8 9.06 Rural Residential

Bull Pine Realty 57.14 13.9 19.05 Rural Residential

Bridge 26 n/a 13.32 Rural Residential

3 Rural ResidentialIndividual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning District

3 12.12

Total Subdivisions Total Acreage

Average Lots Created Median Lot Size Mean Lot Size Lots by Zoning District

3 110.34

Village ResidentialVinikoor 1.9 n/a 0.95

Rural ResidentialJacobson 29 n/a 14.5

Rural ResidentialValley (Estate) 77.5 n/a 38.75

Rural ResidentialBecker 17.97 n/a 8.99

Rural ResidentialMontgomery 36.44 n/a 18.22

7 335.87 2 7.875

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning District

23.99 6 Rural Residential

2006Aggregate

Total Subdivisions Total Acreage

Average Lots Created Median Lot Size Mean Lot Size Lots by Zoning District

Jacobson 12 6n/a Rural Residential

Goodwin 23 n/a 11.5 Rural Residential

Lots by Zoning DistrictShepherd 17.81 n/a 8.9 Rural Residential

2 40.81 2 11.29Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size

13.79

10.20 2 Rural Residential

AggregateTotal

Subdivisions Total AcreageAverage Lots

Created Median Lot Size Mean Lot Size Lots by Zoning District

66

2007

Data By Year

2008Aggregate

1 Village Residential

Lots by Zoning District29 1749.15 2.28 10.1 26.5 28 Rural Residential

Total Lots:

1 Village Residential

Norwich Subdivsions

Aggregate Data 2002-2008Total

Subdivisions Total AcreageAverage Lots

Created Median Lot Size Mean Lot Size

102 2.46

158.6

Lots Acres2 20

482 3.13

7.245 4

991040

2 2.14164

2 193

Lots Acres2 94

1112 11

94 39.5

2.92.62.4

Lots Acres2 5.09

382 27

273 18.08

661.86

2 60149

2 10.1122

Finer 132.1 n/a 66.05 Rural Residential

Julian 209 n/a 104.5 Rural Residential

Rural ResidentialChilds 85.94 18.08 12.04

Rural ResidentialValtin 54 n/a 27

Rural ResidentialByrd 43.09 n/a 21.55

5 524.13 2.2 27Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning District

47.65 5 Rural Residential

AggregateTotal

Subdivisions Total AcreageAverage Lots

Created Median Lot Size Mean Lot Size Lots by Zoning District

2003

Sullivan 47.4 2.75 11.85 Rural Residential

Woods 20 n/a 10 Rural Residential

Median Lot Size Mean Lot Size Lots by Zoning DistrictNowicki 205 n/a 102.5 Rural Residential

Lots by Zoning District3 272.4 2.66 10

Individual Subdivisions

Subdivision Total Acreage

11

34.05 3 Rural Residential

2004Aggregate

Total Subdivisions Total Acreage

Average Lots Created Median Lot Size Mean Lot Size

Rural ResidentialGriggs 22 n/a

Rural ResidentialWhite 72 9 14.4

Rural ResidentialKadoch 10.37 n/a 5.185

Rural ResidentialThomas 68 n/a 34

9Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning District

5 Rural Residential5 338.51

Total Subdivisions Total Acreage

Average Lots Created Median Lot Size Mean Lot Size Lots by Zoning District

Cook 161.06 n/a 80.53 Rural Residential

166.14

2005Aggregate

Rural Residentialn/a 83.07

2.6

Drew

26.04

Lots Acres2 6.02

71.52 6

42 10.71

10.12 9.12

9.74Zoning Requirements

Zoning District: Required Minimum Lot SizeRural Residential District 2 ac.Village Residential I 0.459 ac. (20,000 Square feet)Village Residential II 2 ac.Business 0.459 ac. (20,000 Square feet)Commercial/ Industrial 1.377 ac. (60,000 Square feet)Aquifer Protection District 5 ac. (For one-unit Residential use)

5 Rural Residential

Rural ResidentialGraham 77.52 n/a 38.76

2 9.43Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot Size Lots by Zoning District

15.89 4 Rural Residential

AggregateTotal

Subdivisions Total AcreageAverage Lots

Created Median Lot Size Mean Lot Size Lots by Zoning District4 127.09

2002

n/a

Mcgee

Britton

Forcier 10

n/a

n/a

20.71

18.86

Rural Residential

Rural Residential

10.4

9.4

Lots Acres2 4.49

2.598 5.2

3.32

13.51.63.57.799.1

3 251432

2 2.0516.14

2 10.5850.44

2 5.055.05

9 0.5560.4670.4450.6072.3260.507

Stowe Subdivsions

Aggregate Data 2002-2009

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot SizeLots by Zoning

District

11 RR5/RR2

99 9550.01 3.23 5.06 29.75 1 RR1

Total Lots: 321

10 RR2/RR5/RHOD19 RR5/RHOD

Data By Year

2009

3 MRV2 RR3/RHOD

92.21 3 RR5/RHOD

Aggregate

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot SizeLots by Zoning

District8 2775.82 3.75 4.49

3 RR2/RR5

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

District

1 RR21 RR2/RR5/RHOD

RR2Mathews 6.99 n/a 3.54

RR2/RR5/RHODBrush Hill Properties 46.33 4.35 5.75

RR5/RHODEvergreen Subdivision 70 25 23.66

1 RR1/RR2/RR5

3 RR2/RR3

10 RR211 RR320 RR5

2 RR1/RR2

1 UMR/RR5

1 RR5/MC1 VC10/VR40

2 MC

1 VC 30

Salvas 2 Lot 18.2 n/a 9.09 RR5/RR2

Cabral 2 Lot 61 n/a 30.51 RR5/RHOD

Owl's Head 2 Lot 10.1 n/a 5.05 RR2/RR5

Salvas PRD 18.2 0.507 0.88 RR2/RR5

0.4230.4842.092

2 22543

Lots Acres3 5.1

5.268

2 3.23.1

5 15.46.510.120.919

2 3572

3 2.072.132.3

2 55

9 24.25

4.20.91.10.90.82

7.22 10.03

10.073 6.5

6.516

1 RR3/RHOD

2008Aggregate

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot SizeLots by Zoning

District

2 RR5/RHOD

9 370.94 3.44 5.2 12.121 RR3

2 RR2/RR5/RHOD

1 RR5/RR2

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

District

n/a 3.15 RR3

3876 68.3 5.2 26.1 RR5/RR2

15.4 14.38 RR2/RR5/RHOD

Kuepper 6.3

Vargas 75

Nimick 108.12 n/a 53.5 RR5/RHOD

n/a 5 RR5

Silver Maple Holdings 6.5 2.3 2.16 RR2

2 5.14 RR2/RR5/RHOD

Homemakers Inc. 10.03

Adirondack Properties 46.33

Cabral 20.1 n/a 10.05 RR3/RHOD

2007

Chase 3 Lot 30.26 6.5 9.66 RR5/RHOD

Aggregate

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot SizeLots by Zoning

District

2 RR5/RHOD

8 276.02 2.88 6.5 12.02 2 RR51 RR1/RR21 RR2/RR3

1 RR2/RR5

1 RR21 RR5

RR5/RHODTrapp Family Lodge 2545 n/a 1272.5

Lots Acres2 18.7

6.33 3

5.12

3 7.015.216.92

3 22.22.4

4 2713

10.110.1

3 6.56.5114

2 124.3

3 2.932.157.07

Lots Acres2 5

53.84 9.8

3.54

4.93 15

1673

2 5.15.1

3 6.915.313.5

2 11.712.1

2 3.026.24

2 7.623.22

RR1/RR25.55

Lots by Zoning District

RR5

Individual Subdivisions

1 RR2

Percy 25 n/a 12.5Subdivision Total Acreage Median Lot Size Mean Lot Size

Michelson 10 3 3.37

RR5

RR1/RR2

Nachman 18.66 6.92 6.38

Mansfield 7 2.2 2.2

RR5/RRHOD

RR2/RR3

Janeric Vermont Designs 60.2 11.55 15.05

RR5/RHOD162351 Canada 127 6.5 42.33

Peer 16 n/a 8.15

Percy 12.15 2.93 4.05

RR5/RR2

RR2

4.4522.2

1 MRV

2 RR31 RR2/RR3

13.51 3 RR5/RHOD

2006Aggregate

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot SizeLots by Zoning

District9 324.5 2.56 6.57

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

District

1 RR1/RR21 RR5

RR5/RHOD

Palmer

Bryan 58.8 n/a 29.4

148270 Canada Inc. 104 16 34.67 RR5/RHOD

RR5Sandor 10.2 n/a 5.1

RR3Brayton 36 13.5 11.9

Czaja 23.8 n/a 11.9 RR5/RHOD

Kuepper 9.27 n/a 4.63 RR2/RR3

Kazakoff 10.84 n/a 5.42 RR3

4 0.210.210.21

48.76

Lots Acres2 3.5

89.66 2.06

2.092.122.15

12.365.08

2 12.0263.15

2 2545.529.75

3 43.217

2 13.7727.4

2 376

2 7.35.2

2 5.55.5

3 21.39.634.7

4 6.64

4.12

7 3.123.392.572.712.023.1

10.652 34.5

16.5

Barraw/Stoweflake 49.39 0.21 12.35 MRV

Aggregate

Total Subdivisions Total Acreage

2005

57.95 1 RR5/RR3Average Lots Created Median Lot Size Mean Lot Size

Lots by Zoning District

23 4115.36 3.1 5.1

Individual Subdivisions

Subdivision Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

District

3 RR2/RR56 RR5/RHOD

RR5/RR3Stevens 93.1 n/a 46.55

RR2/RR5Grimes 25.9 2.135 4.31

RR5/RHODAdams 75 n/a 37.59

RR5/RHODTrapp Family Lodge 2555.27 n/a 1277.6

Syn-Cromatics 27.56 3.1

RR2/RR5Harvey 24 4 8.07

Story 741.1 n/a 370.55 RR5

Page 43 n/a 21.5 RR5

Kastner 12.5 n/a 6.24 RR2/RR5/RHOD

Cullen 11 n/a 5.5 RR3

Moscow 65.6 21.3 21.87 RR5

Lang 18.7 4.05 0.18 RR2

RR3/RHOD3.94

Chase Estate 51 n/a 25.5 RR5/RHOD

6 RR51 RR2/RR5/RHOD

2 RR31 RR2

1 RR3/RHOD1 RR1/RR2/RR5

1 VC10/VR50

2 36.66

2 1143

9 1.192.991.691.060.991.141.516.119.76

2 5.15.1

2 5520

6 1.151.151.151.151.151.15

2 0.670.49

3 43.217

2 12.0262.98

2 5.684.4

Lots Acres2 5.5

2.62 5.1

45.93 17.7

75.258.1

2 8.87

2 4.33.84

7 13.20.80.7

8.3

57

Feldman

151

15.8

Wykoff 10.17 n/a

Lipsky 5 1.15 1.15

75 n/a 37.5

VC10/VR40

RR5/RR2/RHOD

5.1 RR5

Scottford 1.16 n/a 0.58 RR5

RR5/RHOD

Harvey 25.2 17 8.07 RR2/RR5

45 RR5

Nason

Wheelwright 90 n/a

75 n/a 37.5

Gutstein 9.66 n/a 4.83 RR3

Page/Stowe Truse 54 n/a 27 RR5/RHOD

Shea 26.44 1.51 2.95 RR1/RR2/RR5

8.1

50.9

Lintilhac

Bourgeois

Feldman

Chapin

Total Acreage Median Lot Size Mean Lot SizeLots by Zoning

District

Cheng

Lang

2 RR21 UMR/RR5

4.05

Individual Subdivisions

Subdivision

4 RR2/RR5/RHOD2 RR3

2 RR5/RHOD5 RR5

12.03 1 RR5/MC2 RR2/RR5

19 823.03 3.63 5

Lots by Zoning District

2004Aggregate

Total Subdivisions Total Acreage Average Lots Created Median Lot Size Mean Lot Size

0.8

n/a

n/a

n/a

58.1

n/a

50.33

25.5

7.9

4.07

8.09

RR2

RR2/RR5/RHOD

RR2/RR5/RHOD

RR5

RR2/RR5

RR2/RR5/RHOD

0.40.70.840

2 1.883.86

3 6.73

0.616 4.2

1.90.70.61.10.60.70.80.60.60.50.60.50.60.8

27.723 5.3

72.330.7

4 6.338.362.586.72

5 9215.8213621

2 155

2 5.065.06

3 13.410.22.2

3 44.643.4

2 5.17.8

2 16.33.01

4 7.36.94.43.8

Schafer

5.8

Flaherty

Walker

Salvas

Furey

Tanzer

Alexander

10.3

46.7

Springer

Talirico

H.D. Burnam Farm

Moscow

Nachman

Potter

108.3

29

169.5

12.9

20

10.12

26

52

19.31

22

Total Acreage616.54

Total Subdivisions

n/a

3

0.65

30.75

7.35

4.6

21

n/a

n/a

10.2

n/a

5.65

n/a

Median Lot Size4.2

2.87

3.43

2.66

36.1

5.06

5.6

37.16

10

5.6

8.6

17.33

6.45

9.66

Mean Lot Size17

2003

UMR/RR5

RR3

RR5/MC

RR2/RR5/RHOD

RR5/RHOD

RR5

RR5

RR5

RR2

RR5/RR2

RR5/RHOD

RR5

RR3

Lots by Zoning District

2 RR5/RHOD1 RR2/RR5

Aggregate

Average Lots Created3.56 10.43

Lots Acres5 12.1

5.15.25

6.22 2.6

2.22 42.2

22.83 5.5

3.14.9

2 685.1

3 5.15.84.3

20 1.40.60.71.30.70.51

0.61.31.70.70.61.31.10.50.30.40.45

4.22 1.22

13.782 4

45.33 4

3.220

2 5586

2 3.92.6

2 0.58.5

2 6.0510.21

2 5.7

Bryant

Bryant

Storage in Stowe

Darrow Mansfield

Tooley

Total Acreage35

73

65

13.68

15.1

4.8

5.1

4.9

36.55n/a

n/a

n/a

2.4

32.5

4.5

5.07

3 RR33 RR2

Individual Subdivisions

Median Lot Size5.2

SubdivisionSweetser

1 RR2/RR3

Lots by Zoning District

RR5

2 MRV3 RR52 MRC

RR2

RR2

RR5

RR2/RR5

RR5/RHOD

Mean Lot Size6.72

Connacher-Stowe Club Highlands RR3

Baraw

Ampersand

Sandon

Harvey

Hiroona

Knight

Diender

24.3

Etingin

49.3

15

27

141

0.7

6.5

8

9

16.26

n/a

n/a

n/a

4

n/a

n/a

1.215

n/a

n/a

24.65

7.5

8.13

9.06

70.5

3.25

4.5

4.05

RR5

MRV

MRV

MRC

MRC

RR5/RHOD

RR2/RR3

RR3

2.43 14

57.6214

2 1018

Lots Acres2 10

4.52 3.4

0.272 59

592 40

104 2.18

5.38.71.34

2 432.5

Restrovest

Total Subdivisions6

SubdivisionLHP

Levin

Bouchard

85.6 14

Median Lot Sizen/a

n/a

Mean Lot Size17.8

28.54

14 RR2

1 RR11 VC30

Median Lot Size

1 RR2/RR5/RHOD

28

7

1 RR5/RHOD1 RR51 RR2

Individual Subdivisions

Total Acreage Mean Lot Size7.25

1.835n/a

2002Aggregate

Total Acreage Average Lots CreatedLots by Zoning

District

RR3

RR2/RR5/RHOD

248.8

Lots by Zoning District

RR1

VC30

2.33

Nicholson

Barnett

118Graddock

14.5

3.7

50

17.6 3.74

n/a

n/a

4.38

59

25

RR2

RR5/RHOD

RR5

Zoning Requirements

Zoning District: Required Minimum Lot SizeRural Residential 1 (RR-1) 1 ac. (5 ac. For Hotel or Lodging)Rural Residential 2 (RR-2) 2 ac.Rural Residential 3 (RR-3) 3 ac.Rural Residential 5 (RR-5) 5 ac.Village Commercial 10 (VC-10) 0.229 ac. (10,000 Square feet)Village Commercial 30 (VC-30) 0.689 ac. (30,000 Square feet)Village Residential 20 (VR-20) 0.459 ac. (20,000 Square feet)Village Residential 40 (VR-40) 0.918 ac. (40,000 Square feet)Highway Tourist (HT) 1 ac. (Residential Lodging/ Other)Upper Mountain Road 1 ac. / 5 ac. / 2 ac. Mountain Road Village (MRV) 0.459 ac. (20,000 Square feet)/ Mountain Road Crossroads (MRC) 2 ac. (Hotel or Lodging)Lower Village Commercial (LVC) 0.459 ac. (20,000 Square feet)Moscow Commercial (MC) 0.459 ac. (20,000 Square feet)West Branch Com. Srv. (WBCSD) 1 ac. Ridgeline/Hillside Overlay (RHOD) 5 - 20 ac.

22.75n/a45Nextel