Introduction

The purpose of this chapter is to identify natural conditions in Mont Vernon, to examine existing land use and to suggest land use policies that will best serve the town in the future. An analysis of issues presented in previous sections of this master plan, of issues raised in the Mont Vernon Profile and of issues included in other state and community planning documents provides the basis for the recommendations presented here. Two build-out maps, one generated under current conditions, the second with the changes proposed throughout this master plan, are included. An examination of future land use is discussed with the intent of establishing a strategy for community planning decisions.

Physical Features

The first steps in planning for future land use in Mont Vernon are to develop an inventory of existing physical features and to identify development constraints. The premise of land capability is that the natural features of the environment vary in their ability to support development. Areas that contain steep slopes, wetlands, floodplains or the presence of bedrock at or near the surface can serve as major hindrances to building.

The land within Mont Vernon’s border makes up approximately 10,490 acres. The elevation varies from a low of 318 feet, where Hartshorn Brook crosses the Milford/Mont Vernon town line, to 1,010 feet on Storey Hill, located at the New Boston/Mont Vernon town line. As a result of this large variation, Mont Vernon is a hilly community with steep slopes, which must be taken into account when building. Slopes in excess of 15% have poor capability to support development.

The Town should:

• Not allow development on slopes exceeding 25%. The best use for steep slopes is not for development, but for public access, recreation, and conservation.
• Consider developing programs to protect and provide public access to high elevation areas in the community. These locations often provide scenic views of the surrounding countryside.
• Utilize flexible lot lines to conform to topography and other existing features such as stone walls.
• The planning board should investigate preserving ridgelines.

Any particular parcel may include development constraints pertaining to topography such as depth to bedrock, water bodies, wetlands, soils with high septic limitations and poorly drained soils (these maps are presented in the Natural Resources Chapter). The constraints should be carefully considered when choosing building sites.

Bedrock is exposed on the steep slopes in upland areas such as Grand Hill and Roby Hill. Purgatory Hill, McCollom Hill and other hills in the northwestern part of the town are overlain by a thin mantle of till. In fact, Mont Vernon is generally covered by a glacial till in the form of "hard pan" which, with proper drainage, can generally withstand loads imposed by residential uses. Soil conditions are often a key component in determining the ability of a parcel to be developed, therefore the Planning Board should require that all site plans and subdivision plats are drawn to the Site Specific Mapping Standard. Additionally, all subdivision site plans should be required to be reviewed by a consulting engineer to assess the engineering design, storm water management and drainage systems and to ensure the land has the capacity for the proposed development.

Prime agricultural soils are most endangered by the competing claims for farm uses and development projects. Agriculture in Mont Vernon has sharply diminished over the last fifty years. Farmland, being relatively flat, well-drained, and non-forested, is easily developed and is therefore in high demand by non-farmers. Active agricultural practices, horse properties, and passive open spaces comprise over 1,552 acres (14% of total acres in town). Prime agricultural land is a limited resource. Prime and statewide important farmland soils comprise approximately 16% of the total land area in Mont Vernon. Maintaining agricultural land was identified as a high priority at the Community Profile, but for agriculture to remain in Mont Vernon, the Town must aggressively develop innovative regulations, programs, and policies beneficial to farmers.

• Use soil type information from SSMS (Site Specific Mapping Standard) to identify important agricultural areas and plan for future management and protection strategies.

• Consider creating an overlay zone identifying prime agricultural lands, that would preserve existing farmland and concentrate density elsewhere.

• Investigate creative methods of preserving agricultural lands through transfer or purchase of development rights, conservation easements or fee simple purchase of land.

• Pursue funding options through the Land and Community Heritage Investment Program (LCHIP), Conservation and Reinvestment Act (CARA) Funding, Farm Land Trust, and USDA Funding.

• Consider open space design as a preservation strategy. Design open space subdivisions to ensure that contiguous open space is conserved across abutting subdivisions and keep prime agricultural land open so it can be utilized for farming, for environmental protection, and/or for recreation.

There are several sand and gravel deposits in Mont Vernon that are suitable for excavation. At present the zoning ordinances treat this land use as a special exception regulated under RSA 155-E. An Excavation Ordinance should be developed that includes setbacks to protect surface waters/wetlands and that includes noise regulations.

The town has six significant watersheds.

• Purgatory Brook- flows south to the Souhegan River
• Hartshorn Brook – flows south to the Souhegan River
• Joe English Brook- flows west to the Souhegan River
• Caesar’s Brook- flows west to the Souhegan River
• Beaver Brook – flows west to the Souhegan River
• Lords Brook – flows north to the Piscataquog River

There are seven significant bodies of water in Mont Vernon feeding these watersheds.

• Woods Pond – feeds Purgatory Brook
• Horton Pond – feeds Purgatory Brook
• Sterns Pond – feeds Hartshorn Brook (via the smaller Black Brook)
• Herlihy Swamp – feeds Beaver Brook
• Carleton Pond – feeds Caesar’s Brook
• Roby Pond – feeds Ice Pond
• Ice Pond – flows into Joe English Pond

There are over 18 miles of additional secondary streams flowing through Mont Vernon.

Shoreline buffers can improve water quality by protecting water from threats such as road salt, subsurface waste disposal, nutrients, pesticides, storm water runoff, underground storage tanks, hazardous waste sites, and erosion and sedimentation. All open water bodies and perennial streams should have a minimum set back of 125 feet. Purgatory Brook should have a 300 minimum set back because of its use as a wildlife corridor.

Existing Land Use

In general, land use patterns in Mont Vernon are characterized by single-family homes on 2- or 5-acre lots, each with a private drive off existing roadways. The village center is characterized by historic properties protected by a historic overlay district. Outlying historic structures have no regulatory designation. In addition to the residential aspects of the center of town, in-town uses include town administrative offices, fire station, general store with gas pumps, history museum, martial arts school, library, post office, dentist's office, and church. Although the town has a limited commercial district, at present there is only one business located there - a bed and breakfast inn. The town has one large recreational parcel, Lamson Farm. There are few multi-housing units. The number of mobile homes within the community is currently fulfilling the Town's legal obligation to provide affordable housing.

Mont Vernon has a unique character that develops from an interplay between its setting and its inhabitants. Some of the physical characteristics that constitute the town’s identity include steep hillsides, often with scenic views; old farmhouses, often with hay fields behind; stone walls; and, narrow, shady, dirt roads which allow for walking, biking, and horseback riding. These factors give Mont Vernon a rural flavor that is enhanced by the presence of working and hobby farms. It is imperative that zoning ordinances and site plan regulations preserve these characteristics that make Mont Vernon unique and desirable. To retain the character of the roads and village, site plan reviews should favor preservation of scenic views, historic structures, stone walls, and open fields. Consideration should be given to leaving unpaved roads unpaved, and replacing trees that have been removed.

Mont Vernon, at present, is physically separated from its neighboring towns by large sections of open space. Thus, the town is an entity that has not been significantly blighted by the effects of suburban sprawl. The community character chapter identifies specific gateways that notify the traveler that he has arrived at the town. These gateways should be preserved and maintained for future generations.

The village center of Mont Vernon and its outlying environs contain many historic structures of note. As integral parts of the community's historical and cultural resources the older structures,

TRAILS AND CONSERVATION LAND MAP

like natural resources, are non- renewable. New Hampshire RSA 674:21 gives communities authority to adopt a variety of innovative land use controls that can support the preservation of community character and, consequently, historic resources. For example, the use of clustering allows development to be located away from sensitive areas, agricultural land, or historic areas. Transfer of development rights (TDR) is another strategy that can help a community retain its rural character.

Standards, such as building codes, that are intended to protect the public's health and safety may cause complications to the use or rehabilitation of a historic building. As a result, some communities have elected to amend local building codes to exempt historic buildings from certain requirements, other than life-safety provisions. The exemption allows historic buildings to continue to be used safely without imposing requirements that an older building cannot meet without significant loss of integrity. Chapter 32 of the Basic Building Code of Building Officials and Code Administrators (BOCA) specifically addresses the need for sympathetic treatment of historic structures and allows historic buildings to be exempted from the Code in some cases.

Lamson Farm is an invaluable resource to the community for its historical connection, its open space preservation, and its outdoor recreation opportunities. The Lamson Farm Commission would like to annex or buy adjacent lands that become available in the future. This land would serve as a buffer while allowing for expansion of program goals. An additional buffer zone should be included in any proposed subdivision of adjacent properties. Community non-motorized access to Lamson Farm through any adjacent subdivisions must be incorporated in site plans. In addition, Lamson, Horton, and Cross Roads should be designated as scenic roads.

The development pressure in Mont Vernon and the attendant strain on community facilities and services is of real concern in the town. According to the calculations presented in the Population and Housing Chapter, the appropriate target growth rate for new dwellings in Mont Vernon is 2%. When new subdivisions are developed to accommodate growth, open space is diminished. As established by the Community Profile, Mont Vernon residents want this community to retain its rural character and atmosphere. A growth management ordinance should be formulated and adopted to manage growth during unsustainable periods.

Subdivision and business growth also affects the scenic and historical aesthetics of Mont Vernon. Therefore, new subdivisions should respect scenic view sheds and accommodate the need for contiguous open space and trail connections. The planning board should consider requiring that all subdivision plats identify "building envelopes" which specify the locations on each lot where a house can be sited.

The Community Profile also elicited strong support on the part of the residents to maintain and accentuate the historic character. In this regard, growth must respect the historic structures in the village center. At this time, the infrastructure in the village center does not support in-fill development; however, should this change, new development in the historic district should maintain the architectural integrity of the district.

The Community Facilities chapter evaluated all the departments and facilities in Mont Vernon and made a number of recommendations. Some of the issues raised pertain to land use.

Mont Vernon has no public water or sewage utilities. Water is a finite resource in town and it must be managed carefully so that water is not withdrawn faster than it can be replenished and that waste disposal does not pollute the only natural drinking water source. The USGS Water Investigation Report 86-4358 states "Mont Vernon does not seem to have any stratified-drift aquifers that could be developed into a municipal water supply." The Master Plan Committee meeting that focused on this topic indicated that public water is not economically feasible in Mont Vernon. Subdivision regulations must be regularly reviewed pertaining to requirements for septic setbacks from wells, natural water resources, and wetlands to reflect the best scientific findings on the subject both for safety of the human water supply and pollution affecting wildlife. Subdivision approvals must consider the possible detrimental effects of having more houses serviced by the existing water supply.

Although recreation facilities appear adequate for the Mont Vernon youth at the present time, standard-sized ballfield needs are not being met. Zoning regulations should include considering parks, playgrounds, and ball fields as acceptable uses in residential districts. If another school is built, adjacent land for fields should be included.

Transportation issues in Mont Vernon cover more than just paving roads. Bicycle and pedestrian concerns also need to be addressed to keep non-motorized transportation options available in and attractive to Mont Vernon. In addition, a town-wide system of trails offers recreational opportunities to its residents. Land use strategies that facilitate non-motorized travel should be adopted through site plan and subdivision regulations. Examples of these strategies include, but are not limited to, programming non-motorized improvements in the CIP and requiring non-motorized improvements as a part of subdivision approval. New subdivision designs should include pedestrian/bike components, as these were major transportation goals of this Master Plan and of the Community Profile. The Planning Board should consider adopting as trails both abandoned but not ceded Class VI roads and public Class VI roads as part of the proposed town-wide trail system. Class V roads should be reviewed to determine if any should be discontinued.

A 50 foot minimum right-of-way for new roads would allow room for future upgrading, should it become necessary, and it would allow for the inclusion of pedestrian and bicycle paths where desired.

Travel patterns in and through Mont Vernon indicate that the community is and will likely continue to be primarily a commuter town. Regulations pertaining to roads will be of utmost importance in maintaining rural character while providing safe access and surfaces for drivers. The Planning Board should require traffic impact statements as part of the subdivision application process. If impact statements suggest that improvements to off-site roads servicing the development are necessary, then the developer should pay for the improvements. New subdivision road plans should also be reviewed in the context of how they serve the entire town, rather than being reviewed as an independent entity.

The town should employ access management techniques in the commercial zone.

Road improvements should be approached conservatively and cautiously with both safety and the rural character of Mont Vernon in mind. The Transportation chapter fully explains the town’s goals for road design, and the goal for developing a network of paths throughout the town. The Planning Board should consult the Transportation chapter for specific road and subdivision design goals and recommendations when considering land use proposals relating to transportation.

The residents of Mont Vernon value the town’s wildlife and habitats. At the Community Profile people listed concerns about loss of land to development and the town’s lack of long term environmental planning. Habitats provide food, water and space for plants and animals to survive and reproduce. Wetland habitat preservation enriches the human habitat by reducing erosion, storing ground water, filtering pollutants, and storing flood waters.

In addition to wetlands, several other types of habitats in Mont Vernon should be given special consideration: habitats of rare species, unfragmented lands, riparian areas, agricultural/open lands, and wildlife travel corridors.

Development can be especially threatening to habitats. Sometimes, significant habitats are not recognized and are developed and, sometimes, too much of an area may be developed. Without adequate conservation measures, the health of the flora and fauna of Mont Vernon will deteriorate.

Mont Vernon should have a conservation overlay district. Aggressive pursuit of easements would help maintain significant conservation areas. In particular, a conservation overlay district for the Purgatory Brook area should be formed, and a conservation easement for the Purgatory Brook Trail should be secured. The Conservation Commission should obtain funds for easements by applying for grants, or establishment of a Land Trust and/or Equity Line of Credit Bond.

Forest resources are valued for scenic pleasure, wildlife habitat, recreation, watershed protection, air pollution control, and noise abatement in addition to timbering. The acquisition of a town forest would provide revenue, while conserving a block of unfragmented land, adding to the rural character, and providing outdoor recreation in Mont Vernon. The Office of State Planning in their publication New Hampshire Outdoors 94-99 Summary has issued a policy statement recognizing "the importance of forests to the state’s economy and support of sound forest management activities for purposes of promoting healthful surroundings, recreational opportunities, and scenic values."

Wildlife corridors are essential for connecting unfragmented lands to meet animal migratory needs (corridor guidelines are included in the Wildlife Habitat Conservation chapter). A Significant Wildlife Map needs to be developed, and then it should be compared to a buildout map of our current zoning to amend zoning regulations in order to protect threatened habitats in Mont Vernon. Mont Vernon should develop conservation plans and subdivision, zoning, and site review regulations that address threats to wildlife habitats. Development could be concentrated in areas where existing infrastructure can be used. When subdivisions are planned, information about the impact to wildlife habitats should be collected and used to protect the integrity of the habitat. Site plans should be reviewed to minimize habitat fragmentation. Development should be restricted in established wildlife corridors.

Whereas habitat conservation focuses on a healthy diversity in our flora and fauna, natural resources considers the geological, hydrological, and biological issues of a community. Soils, slopes, and watersheds of Mont Vernon have been described in the Physical Features section of this chapter. The wildlife issues have been described in the Wildlife Habitat section. Conservation lands are another significant component of the natural resources of Mont Vernon. Lamson Farm is the largest area of conserved land. In addition to conservation land under permanent form of protection, 61.41% of land in town is enrolled in the current use program. If no conservation policies are enacted, and all of this land were to be developed to capacity, the face of Mont Vernon would change significantly.

HERLIHY SWAMP

The scenic viewsheds of Mont Vernon are a major component of the Town's image and sense of place. Protection of outstanding views is reasonable. Regulations designed to protect the viewsheds should involve height limitations for structures, increased setbacks, and the adoption of zoning ordinances designed to preserve ridgelines. In some cases, acquiring the viewsheds through conservation easements or other means may be necessary in order to preserve them..

The State of New Hampshire recognizes the importance of its scenic roadways and enacted RSA 231:1157, which grants communities the authority to designate local roads as scenic. A list of all roads currently under this classification in Mont Vernon is presented in the Transportation Chapter. Suggestions as to other roads that should be considered for this designation is also included there. In order to protect our scenic roads, setbacks should be a minimum of 100 feet with an undisturbed buffer of 25 feet.

GENERALIZED LAND USE MAP

Zoning Districts and Overlays

Over the course of the last decade, the philosophy of development has moved from traditional/grid subdivisions to open-space concepts. Furthermore, new technology, such as telecommunications towers, challenges planning boards to revise zoning ordinances to accommodate complex and unprecedented issues.

Mont Vernon has three zoning districts which determine usage: Residential, Rural-Residential, and Limited Commercial. There are 5 lot districts in the Town subdivision ordinances which define the use of lands. These five lot districts are summarized in the table below. The Town currently has two overlay districts: Historic and Wetland Conservation. Overlays impose additional conditions and standards to those allowed under the general zoning district. In addition to zoning and subdivision regulations, special provisions cover applications for other uses.

Mont Vernon does not have and does not plan to have a specific high-density zone in its zoning ordinances.

Source: Mont Vernon Zoning Ordinance

For a more thorough definition of the Districts, see the Mont Vernon Zoning Ordinance.

The Rural-Residential District includes all lands and buildings not contained within the boundaries of the Residential and Limited Commercial Districts. In addition to all uses permitted in the Residential District, general purpose farming and forestry activities are allowed.

The purpose of the Limited Commercial District is to encourage small scale, clean, non-residential development which needs neither a public water nor sanitary sewer service, and which will increase employment opportunities and broaden the Town’s tax base. Acceptable uses include retail, service, office, and manufacturing facilities. All proposals for use in this district are considered unique and distinct and must be evaluated on an individual basis. Residential uses are not permitted in this district.

The Limited Commercial District includes all lands and buildings located on the westerly side of Route 13 beginning at the Milford/Mont Vernon town line and continuing north 2800 feet, thence west along a line parallel to the Milford/Mont Vernon town line to the intersection with Hartshorn Brook, thence south along the brook to the Milford/Mount Vernon town line, thence east to the beginning point. This district consists of approximately 85 acres. At present, there is one business, an inn, located in this district.

Managed Commercial and Conservation Zone

The voters in 2000 approved a zoning amendment that created the "Commercial and Conservation Zone" for the approximately 500 acres of the New Boston Air Station (NBAS) located within the Town of Mont Vernon. The site is currently owned by the United States Military. In the event that the property should fall into private ownership, the Commercial and Conservation Zone provisions would apply.

The zone recognizes that this site could be used for both commercial and conservation purposes. A road system and other infrastructure is currently in place. The zoning needs to enable development while protecting the vast biodiversity found within the Mont Vernon portion of the site, which is well documented in the following publications:

• Biodiversity Survey of New Boston Air Station, New Hampshire, Argonne National Laboratory, 1977.
• Integrated Natural Resources Management Plan for New Boston Air Station New Hampshire, Stephen J. Najjar, Natural Resources Planner for the United States Air Force, 23D Space Operations Squadron, New Boston Air Station, New Hampshire, 1998.

The site is not suitable for residential uses as this would result in the creation of multiple lots resulting in fragmentation. Rather, the zoning allows for the development of the site for limited commercial uses that can occur within a single lot. No subdivision of the property is allowed. Development is limited to a building envelope identified on the zoning map, which occupies about 20% of the land area of the NBAS located within Mont Vernon. This building envelope is limited to areas with access to the current road system, and development cannot exceed 70% of the envelope, including buildings, structures, parking areas, driveways and other impervious surfaces. Only special exception uses are allowed and are limited to: office parks in a campus-like setting; business and professional offices; veterinary clinics; laboratories, office and research facilities; and retreat facilities for corporations or other business institutions.

In addition to the permitted uses already listed in the Limited Commercial District, the Town should consider the possibility of allowing a dairy bottling operation there. Such a business would help the dairy farmers of Mont Vernon and neighboring towns to stay in business, thus helping preserve our rural character.

The Historic District has been formed to preserve the heritage of Mont Vernon by conserving structures or sites which are identified with the cultural, political, economic, military or social history of Mont Vernon.

The Wetland Conservation District is determined to be those areas identified and delineated as poorly drained or very poorly drained soils and as bodies of water as defined by the current High Intensity Soil Maps for New Hampshire. As an overlay district, it puts additional restrictions on development in the zoning districts. It controls building, prevents destruction of natural wetlands, prevents unnecessary expenses to the town for providing services that arise because of inharmonious uses, and encourages appropriate and safe uses such as forestry, agriculture, water impoundments, drainage ways, wildlife refuge, parks, conservation, nature trails, and open space as per the subdivision open space regulations.

As noted in the Summary of Lot Regulations, Mont Vernon has 5-acre zoning in the Purgatory Watershed District (District 3) to protect the purgatory watershed, a water source for communities downstream. This overlay area has lot size restrictions and setback regulations. A Watershed District governs uses adjacent to water bodies. This type of district differs from a wetland district in that it sets constraints on the land area tributary to a given water body, whereas a wetland district would be situated where the water table is at or near the surface much or all of the time. The two districts enhance each other, and both are essential for protecting healthy water resources. Watershed overlays can include restrictions limiting uses to those deemed appropriate and safe such as those presently included in the Mont Vernon Wetland Conservation District. Further restrictions can include controls to prevent the destruction of natural drainage areas. It is recommended that the restrictions of the Purgatory Watershed District be expanded and specifically cited to better protect our water resources.

A Wildlife Corridor/Conservation area is another overlay that should be considered. Scenic overlays have also been suggested. Justification for these recommendations is found in the natural resources/wildlife chapter.

Manufactured housing parks are allowed in the Rural-Residential District but are subject to constraints including location, lot layout, water supply, sewage, drainage, and restriction of other buildings within the park.

No specific areas are set aside for two-family, multi-family, or senior housing dwellings in Mont Vernon; however, these uses are considered on a case-by-case basis through application to the Zoning Board of Adjustment. The Planning Board should investigate whether to permit accessory housing units. The Board should also consider amending to the Zoning Ordinance to encourage senior housing and setting guidelines for site plan reviews for this use.

Open Space Development is allowed in order to protect areas that have significance as prime agricultural land, for recreational use, natural resource protection, or viewshed protection. It is permitted in all districts in which residential uses are permitted. The maximum number of units permitted is determined by dividing the net tract area by minimum lot size for the zoning district. The net tract area is defined as the total area of the parcel minus all land recorded as designated wetland and all slopes greater than 25%. Thirty percent of the net tract area must be set aside as common open space. It requires l00’ setback from existing roads and abutters. Open space protection is a major factor for high-density developments. Areas to be protected should be those that have significance for recreation, resource protection, or viewshed protection.

A home business is defined in the zoning ordinance as "a business operated by an individual within that individual’s existing principal or existing accessory structure." Many residents have opened home businesses in accordance with this ordinance. Based on the outcome of the Community Profile, many people in town do not object to small business in principal, but everyone is leery of opening the door to business in general, because we treasure our town's quiet character. A change in zoning would be acceptable if the town could qualify the character of an acceptable business and how it would relate to the community. Adequate control of setbacks, noise, buffers, signage, traffic impact, etc. must be carefully considered. A study or survey such as the Business Feasibility Committee's draft in Appendix E is recommended to gauge the feeling of the townspeople on this sensitive issue before decisions are made.

In addition to the above-mentioned special provisions, Mont Vernon has subdivision, wetland, non-residential site plan review, earth excavations, and telecommunications facility regulations which each guide land use and development within the Town.

ZONING DISTRICTS FOR LOT AND YARD DIMENSIONS

Buildout Scenarios

Buildout Scenarios are a tool to help communities visualize the future when all available, buildable land has been developed. The picture that emerges will depend heavily on the underlying assumptions.

In these buildouts an attempt was made to include the amount of housing that could result from development of large residential backlots. High intensity soil survey data is not available in GIS format at present. In its place, the NRPC utilized data from the Soil Survey of Hillsborough County N.H. Eastern Part, prepared by USDA Soil Conservation Service. Given land use conditions and the limitations of existing databases, the NRPC proceeded with the assumption that only lots of size 5 acres or greater would have further subdivision potential. The estimate of potential backlot development was calculated by:

1. Both the environmental constraints and development status of parcels were called on screen.
2. All remaining developable areas greater than 5 acres were selected.
3. Those areas remaining which had sizeable road frontage were recoded so that they would be considered developable when the final numbers were generated.
4. Backlot areas greater than 5 acres were similarly recoded.
5. A 10% reduction to the developable area was applied to account for new roads/utility concerns. This is a value generally used by the NRPC.

*Large properties (5+ acres) represent subdividable areas

Development constraint criteria are those characteristics identified in the definition of District 4, namely severe slopes, wetland soil types, or shallow bedrock in addition to areas presently considered 'in use' in the NRPC landuse database.

Source: Nashua Regional Planning Commission

BUILDOUT SCENARIO MAP #1

*Large properties (5+ acres) represent subdividable areas

Development constraint criteria are those characteristics identified in the definition of District 4, namely severe slopes, wetland soil types, or shallow bedrock in addition to areas presently considered 'in use' in the NRPC landuse database. Additionally, features recommended in the Master Plan including an extended, 125' buffer around wetland soil types, a 50' buffer around the proposed trail network and a 300' buffer around Purgatory Brook have been incorporated in the analysis.

BUILDOUT SCENARIO MAP #2

It must be emphasized that buildout scenarios are to be used as guidelines only. These maps and figures are indicators, not definitive. The second buildout projections did not account for all of the recommendations that were suggested for adoption in this master plan.

A comparison between Tables 1 and 2 should be used as a planning tool only to identify potential growth areas and to develop local regulations accordingly. All figures are projections. As can be seen, the total number of houses possible under current regulations is estimated at 1,729. Recalculating the total number of houses possible with additional buffers and the acquisition of a town forest reduces the potential buildout to an estimated 1,398 houses. The recommended changes in the zoning and subdivision ordinance do not dramatically limit growth. A growth ordinance does not change the total growth. It only manages it at sustainable levels. Neither a growth ordinance nor buffer recommendations included in this master plan, if enacted, will ensure that Mont Vernon remains rural. If we want to maintain rural character with farms and open space, land acquisition should be a priority. An aggressive policy of land acquisition must be developed and pursued for conservation purposes.

In 1997, there was a total of 692 housing units in town.  In the second scenario, the total units possible as calculated in the spreadsheet is 1,398, which includes 764 units that would be built if all large landowners developed their back lots to their maximum carrying capacity. Considering that these figures were generated under the more restrictive assumptions presented in the Master Plan, it can be seen that Mont Vernon could be expected to double the current housing in a full buildout. This kind of growth potential must be managed with care lest our infrastructure be overtaxed and the character of the community be destroyed. The NRPC has calculated that our appropriate target growth rate is 2%. With that level of growth, Mont Vernon should be adding no more than 14 units this year. Adding the restrictions suggested in the Master Plan does not create an inhospitable environment to developers. A growth ordinance for this town is a reasonable and necessary action that must be undertaken without delay.

Future Land Use Strategies

Considerable natural resources exist in Mont Vernon. These include steep slopes, scenic views, fertile and poor soils, wetlands, floodplains, and existing agricultural use among others. Protection of these resources can come through amendments to the current zoning regulations and subdivision ordinances, as necessary.

Zoning governs the use of property while subdivision ordinances control what development will look like and how it will affect the rest of the community. Subdivision regulations govern the specific design requirements for the division of lots. Site Plan regulation governs the design of sites and structures associated with any use, excluding single and two family homes. Both types of regulations are adopted by the Planning Board, and can play a key role in the preservation of community character.

Subdivision control can be used to assure that new street patterns reflect the livability benefits of human-scaled streets, careful environmental protection, environment-enhancing plantings, and creative use of storm water. Subdivision regulations do not have to be uniform across the community. Regulations can respond differently to hillsides and flatlands, to densely wooded areas and open fields, and to outlying locations and village borderlands, heightening the distinctiveness of place. The importance of design considerations of new subdivisions cannot be overstated. Preserving pre-existing contours, natural features, stone walls, and larger trees will maintain the present look of Mont Vernon as we develop.

Justification has been made for specific changes in Mont Vernon land use in this master plan. In some cases this will require review and changes in ordinances. In other cases, as strict adherence to ordinance on record is necessary. The following issues need to be resolved in the Town’s site plan and subdivision regulations:

• Prohibit development on slopes exceeding 25%. The best use for steep slopes is not for development, but for public access, recreation, and conservation.
• Consider developing programs to protect and provide public access to high elevation areas in the community. These locations often provide scenic views of the surrounding countryside.
• The planning board should investigate preserving ridgelines.

• Utilize flexible lot lines to conform to topography and other existing features such as stone walls.

• Use soil type information from SSMS (Site Specific Mapping Standard) to identify important agricultural areas and plan for future management and protection strategies.

• Consider creating an overlay zone identifying prime agricultural lands, that would preserve existing farmland and concentrate density elsewhere.

• Investigate creative methods of preserving agricultural lands through transfer or purchase of development rights, conservation easements or fee simple purchase of land.

• Pursue funding options through the Land and Community Heritage Investment Program (LCHIP), Conservation and Reinvestment Act (CARA) Funding, Farm Land Trust, and USDA Funding.

• Consider open space design as a preservation strategy. Design open space subdivisions to ensure that contiguous open space is conserved across abutting subdivisions and keep prime agricultural lands open and available to farmers.

• Adopt and enforce a setback of 125" from all pen water bodies and perennial streams.
• Adopt a minimum 300’ buffer for the entire length of Purgatory Brook.

• Consider open space design as a preservation strategy. Design open space subdivisions to ensure that continuous open space is conserved across abutting subdivisions and keep prime agricultural lands open and available to farmers.
• Update and adhere to scenic view ordinance.
• Restrict demolition of historic structures and remains.
• Dirt roads should be preserved.
• Gateways and viewsheds should be acquired, protected from development, and maintained through use of scenic easements or outright acquisition.
• Transfer of development rights should be more actively pursued.
• Amend building codes to exempt historic buildings from certain requirements.
• Identify and acquire properties adjacent to Lamson Farm to provide a buffer zone.
• Incorporate community non-motorized access to Lamson Farm through any adjacent subdivisions in site plans
• Develop the scenic view from McCollom Hill.
• Investigate the option of setting up a land trust for the purpose of purchasing conservation land.

• Monitor building permit activity.
• A growth management policy should be adopted.
• Subdivisions should be planned with contiguous open space and development and preservation of community trails.

• The community facilities evaluated in the community facilities chapter, but not mentioned specifically herein, have no recommendations that impact land use at this time.

• Regularly review setback requirements pertaining to septic systems.

• Adopt a subdivision regulation concerning the effect of the increased housing on the existing water supply by monitoring the change in static water level.
• Protect the vista view from the school grounds with a scenic easement.

• All new developments should submit traffic impact statements to the Planning Board as part of the application process.

• The sidewalk system should be expanded and a non-motorized network of trails should be developed and easements for it should be acquired.
• Land use strategies should be adopted which facilitate non-motorized travel.
• Program non-motorized improvements in the CIP
• Require non-motorized improvements as part of the development approval.
• Protect view sheds.
• Adopt Class VI roads as trails where the proposed trail system uses them.
• Adopt a 100-foot setback from the edge of the road for structures located on scenic roads

• Identify threatened habitats in Mont Vernon and amend zoning regulations to protect these areas.
• Modify the zoning ordinance and subdivision and site plan regulations to encourage networking habitat areas.
• Site plan reviews should require developers to present information about the impact to wildlife habitat within the proposed development and plan the development such that the integrity of the habitat is protected.
• Ask for water quality assessments in site plan reviews.
• Develop a site plan regulation that requires developers to place roads such that they minimize fragmentation.
• Concentrate development.
• Restrict development in established wildlife corridors.
• Establish a conservation overlay district to include the Purgatory Brook area but not necessarily limited to this area only.
• Amend buffer requirements to ensure a 125’ setback from wetlands, 300’ minimum setback for Purgatory Brook, and 100’ setback from designated roads.

• Prohibit development of slopes exceeding 25% slope.
• Investigate ways to preserve ridgelines.
• Protect scenic view sheds through site plans.
• Require subdivision review by consulting engineer to assess engineering design, storm water management, and drainage.
• Include excavation ordinance in the zoning ordinance that states setback requirements and sets noise limits.
• Establish a 125’ setback from water resources.
• Establish a 300’ minimum buffer for Purgatory Brook.
• Obtain conservation easements through negotiations with developers.
• Pursue funding, right of ways, and easements along the proposed trail/greenway plan.
• Require scenic roads to have a minimum setback of 100’ with an undisturbed buffer of 25’.

• Future regulations and development reviews need to continue to evaluate the hydrologic impact of development, and should encompass issues related to nitrogen loading, pesticide loading, road salt analysis and erosion control.
• Areas to be protected in open space development should be those that have significance for recreation, resource protection, wildlife habitat or viewshed protection.
• Mont Vernon needs to develop a Wildlife Corridor/Conservation district and a Scenic District as overlays in addition to those that currently exist (Historic, Wetland Conservation, and Purgatory Watershed).
• An overlay zone that would decrease density and require open space subdivision for the areas containing prime agricultural soils should be established.
• A regulation should be added to the zoning ordinance which encourages senior housing and which sets guidelines to follow in the site plan reviews of this use.
• The planning board should research the impact of permitting accessory housing.
• Applicants should consult with planning board and abutters to determine acceptable building envelopes.
• Subdivision regulations should be written to allow flexibility in street scale, street design, and storm water management.
• The Planning Board should investigate ways to preserve the view of the night sky, whether it is by requiring downward-facing lights, and/or through other means.

In reviewing the recommendations pertaining to future land use in Mont Vernon, it is apparent that some recur in more than one category. This gives some merit to considering the reiterated suggestions as significantly important. They need to be viewed with particular care when formulating policy.

• Zoning and Subdivision regulations need to be amended to include consideration of the Mont Vernon appropriate target growth rate, conservation of natural resources, conservation of wildlife habitats, and protection of scenic views whether they be vista, road, or agricultural in nature.
• Develop scenic overlays.
• Build and preserve non-motorized trail system.

In addition, there are a number of land use recommendations that do not directly pertain to

the zoning or subdivision ordinances and regulations, but nonetheless are an important consideration in the use and management of land resources.

• Acquire conservation easements.
• Require maps to use Site Specific Mapping Standards.
• Every effort should be made to preserve agricultural lands.
• Acquire a town forest.
• Consideration should be given to replacing trees that have been removed to retain the character of the roads and village.
• Undertake a Prime Wetland inventory.
• Consider Lamson, Horton, Salisbury, Cross, Mason, Cemetery, Trow, Dow, and Smith Roads as candidates for scenic road designation.
• Identify and acquire a site for a future school in Mont Vernon.