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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.
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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.
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• 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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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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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
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