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Sabin's
Pasture Area Working Group Background and History
It's fair to say that the proposed development on the 95+ acre undeveloped parcel locally known as Sabin's Pasture, which is owned by the Aja - Zorzi family, has done more to stir up the public's interest in the future of Montpelier than any other issue in recent memory. Regardless of one's point of view, people are now actively engaged, some passionately, in helping to shape the priorities and future development of the city. This collection of Web pages is intended to provide information and context about the work that has been occupying so much of the City's attention over recent years. Some pages are still a work-in-progress. Time Line of Events September 13, 2000 - Current Master Plan adopted with expiration date of September 13, 2005. February 4, 2002 - Planning Commission (in its former configuration) held its first preliminary review of a concept proposal by Developer Stuart Chase for 243 units of housing on the Sabin's Pasture parcel, with potential future build out of up to 500-600 units. This was not a formal permit application hearing. February 14, 2002 - A petition with the signatures of at least five percent of Montpelier voters was submitted to the Montpelier Planning & Community Development office which asked the Council to: "Adopt the proposed Revisions to the City of Montpelier Zoning and Subdivision Regulations as recommended by the Planning Commission on December 3, 2001 as an interim zoning regulation except that the following conditions would be added to proposed Section 406 C:17) no undue adverse impact on the character of the area affected by the project; 18) no undue adverse impact on aesthetic and historic resources; 19) no undue adverse impact on the City tax burden; 20) no undue adverse impact on traffic in the area affected by the project." March 18, 2002 - Planning Commission (in its former configuration) held a public hearing on the petition. The Commission did not take final action then because the petition coincided with other issues and potential revisions the Commission was considering to the December 3, 2001 draft, which was then before the Council. May 6, 2002 - The Planning Commission took final action to recommend to the Council that the petition be rejected. After several meetings on the matter of zoning revisions, the Planning Commission incorporated the changes it found appropriate into the new May 6, 2002 draft of Proposed Revisions to the Zoning and Subdivisions Regulations. With the transmittal of the May 6, 2002 draft, the Planning Commission also recommended that the Council reject the December 3, 2001 draft, the rejection to take effect the date the hearing notice for the May 6, 2002 draft is published. July 1, 2002 - Creation of new Development Review Board and revamped Planning Commission. September 24, 2002 - Master Plan revision effort kicked off with the City Wide "Town Meeting" Forum held at National Life. City residents generally identifed"open space" and "housing" as top community needs and issues. December 2002 - City Council approves inclusion of funds in capital budget (FY04) over a three year period for Master Plan revision. March 7, 2003 - Petition filed requesting rezoning of so-called Sabin's Pasture area. April 17 and 19, 2003 - Planning Commission public hearings on petition. April 30, 2003 - Planning Commission forwards recommendation to the City Council that the petition be rejected and that interim zoning be adopted. May 28, 2003 - City Council adopted interim zoning for the so-called Sabin's Pasture area. According to the meeting minutes, Mayor Chuck Karparis said he would like to see a proposal from the Planning Commission within the 3-6 month period and that the council consider this a high priority and give them the resources they need to accomplish this. Council Member Smart suggested that they set up a committee to look at the tools that are allowed under State Law. June 11, 2003 - City Council conducted Public Hearing on the March 7th petition and voted to table it pending additional information from the City's Attorney. August 6, 2003 - City Council formally rejects the March 7th petition. December 17, 2003 - City Council budget workshop. Planning Commissioner David Borgendale spoke against proposed reductions in the Planning Department and instead requests additional resources "30 hours per week of dedicated staff time" to address the Master Plan and interim zoning issues before the Commission. April 14, 2004 - City Council, as a regular agenda item, formally adopted its Goals and Priorities for the year. The top five priority areas include:
a) Meet with Planning Commission & Staff to understand issues b) Provide resources as needed c) Gain understanding of legal issues related to interim zoning, master plan an re-zoning d) Develop work plan for resolving outstanding issues. e) Gain better understanding of Traditional Neighborhood Design concepts and requirements. f) Complete Open Space plan. May 26, 2004 - The City Council had as a regular agenda item the "Consideration of Sabin's Pasture Interim Zoning/Zoning Consultant." The explanatory text states "Mr. Gracyck would like to assist the Planning Commission and is suggesting that the City hire an outside zoning expert to assist the City Council in coming up with a first draft of permanent zoning to replace the existing interim zoning relative to the Sabin's Pasture area. Upon completion of the draft, the City Council would forward it to the Planning Commission for their review." At that meeting, the Council passed a motion which stated "Per the Council's authority under 24 VSA Sec 4403 (as to be retained at 24 VSA Sec 4441) that the Council, in meetings open to the public, prepare a draft of permanent replacement zoning for the presently enacted interim zoning for submission to the Planning Commission as soon as possible; and in furtherance of this, that the Council retain an expert with an appropriate zoning qualification to assist both the Council and Planning Commission in the preparation of such draft amendment, and general amendments to the Montpelier Zoning Ordinances, to ensure uniformity appropriately throughout the City in accordance with the principles of the Master Plan." Friendly amendments were added directing the City Manager to identify potential funding sources and stipulating that the Council will have an additional vote before money is committed for an expert. June 9, 2004 - The Council, as a regular agenda item, had "Further Consideration of a Sabin's Pasture Consultant." At this meeting, the Council passed a motion that a committee be formed of one Council representative from each district plus a member of the planning commission to develop a scope of services that would support draft regulation consistent with the previous motion (May 26th) and bring back an RFP and proposals. The motion also added that funds be reserved from the FY04 budget for this purpose. This committee consisted of Council Members David Grayck, Jim Sheridan and Chris Smart and Planning Commissioner Irene Facciolo. June 17, 2004 - Committee met to discuss request for qualifications. June 22, 2004 - Committee issued a public Request for Qualifications (RFQ) for planning firms who may be interested in performing the zoning work. July 13 and 15, 2004 - Committee met to discuss responses to the RFQ and prepare the Request for Proposals (RFP). July 19, 2004 - Committee issued a Request for Proposals to five planning firms who had responded to the Request for Qualifications process. August 5, 12 & 18, 2004 - Committee met to discuss responses to RFP and determine a recommendation for the City Council. August 25, 2004 - The City Council had, as a regular agenda item, "Consideration of a recommendation from the committee formed to investigate the hiring of a consultant to amend, and then replace, the Montpelier Zoning and Subdivision Regulations to implement the Concept of Traditional Neighborhood Design. Consideration will also be given to funding for the proposal." At that meeting, the City Council voted to "Authorize the City Manager to enter into a contract with Duany, Plater-Zyberk & Co. (DPZ), who are out of Maryland, on the terms that would have a two part contract. The first part not to exceed $40,000 for re-zoning Sabin's Pasture and then an additional $72,000 to finish the entire city and produce a new zoning code. Also that we execute this contract according to the schedule set forth in the RFP which would mean that the contract would be executed next week." September 1 and 6, 2004 - Committee met to review draft from DPZ and prepare questions for the consultant. September 7, 2004 - Consultant Mike Watkins of DPZ met with the Committee to review DPZ's zoning draft. September 16, 27, 29 and October 6, 2004 - Committee met to revise consultant's draft and prepare recommendation for Planning Commission. November 8, 2004 - Planning Commission received draft from the Council Committee. November 16, 2004 - Consultant Watkins met with the Planning Commission in well-attended public session to discuss the aspects of DPZ's SmartCode and Traditional Neighborhood Design concepts. December 1, 2004 - Planning Commission conducted a well attended public hearing on the zoning draft recommended by the Committee. December 6, 2004 - Planning Commission met with Attorney Steve Stitzel in lengthy public session to review issues pertaining to process, conflict of interest, takings, the legalities of working on the master plan and re-zoning simultaneously, the need for master plan amendments and compatibility of the proposed zoning with the current zoning and Vermont State Statutes Chapter 117. December 8, 2004 - Petition and first Connor letter were presented to the City Council in public session at a regular council meeting. December 22, 2004 - City Council met with Planning Commission as an agenda item at regular Council meeting to review status of projects and respond to any questions Commissioners may have. No formal action was taken; the Council urged the Commission to continue moving forward with their work. January 12, 2005 - City Council responded to the December 8 petition and letter and December 17 letter. March 1, 2005 - Vacant Planner position in Planning & Community Development office eliminated. May 23, 2005 - Smart Growth Collaborative met with Planning Commssion to discuss Sabin's Pasture. May 25, 2005 - City Council public hearing and action to extend interim zoning for one more year. July 2005 - City Council adopted amendments to Master Plan. August 24, 2005 - Mayor Hooper read an official statement at the City Council meeting on behalf of the City regarding recent and on-going issues related to Sabin's Pasture. January 17, 2006 - Planning Commission hosted a public forum, facilitated by the Montpelier Community Justice Center. January 23, 2006 - Planning Commission held a public hearing on the proposed package of revisions to the zoning and subdivision regulations. March 13, 2006 - Planning Commission held a public meeting on the proposed package of revisions to the zoning and subdivision regulations. April 12, 2006 - City Council held first public hearing on the proposed package of revisions to the zoning and subdivision regulations, which was continued to April 26, 2006. April 26, 2006 - City Council held a workshop and closed the first public hearing on the proposed package of revisions to the zoning and subdivision regulations. Planning Commissioners, legal counsel, and staff were present as the Council began their deliberations. May 17 , 2006 - City Council will continue their deliberations at a meeting that will begin at 5:15 p.m Brief Zoning History of the Site Montpelier first adopted Zoning in the 1940s. Available records of subsequent actions to amend the ordinance are incomplete through the 1980s. Below is a summary of information found to date that provides some background to the area's present zoning: 1. The City of Montpelier 1947 Zoning Map shows this area zoned Residential and Industrial. The stream on the map, shown as Sabin's Brook (now known as Blanchard Brook), was the approximate western boundary of the Industrial District. This is also the point at which the Montpelier and Wells River R.R. crossed Barre Street. The northern boundary was measured 750 feet from centerline of Barre Street at the western edge and 750 feet from the railroad right-of-way at the eastern edge. One might assume that the industrial district boundaries were planned as such to accommodate development due to the existence of the rail line [Map #1]. 2. A proposed 1970 zoning map shows this property zoned as Medium Residential Density, though no records were found to indicate if the proposed amendment was officially adopted. 3. A 1973 proposed Zoning Map shows the triangular piece of land which straddles the Vermont College property and Zorzi property zoned General Business as it exists today. The remainder of the property was zoned Low Density Residential and Medium Denisty Residential [Map #2]. 4. A Zoning Map amended through 1982 shows a trapezoidal piece of land bordering on the northern edge of the General Business District. A copy of the public hearing notice advertising the zoning map amendment or other records relating to its official adoption have not yet been located [Map #3]. 5. In 1986 Angeles Zorzi made a request in writing to the then City Manager, Ryan Cotton, requesting a zoning map amendment (as outlined in the letter dated 11/26/86). This request was heard by the Planning Commission and the City Council on 8/12/87, and 8/26/87. As reflected in the minutes, Mayor Rice expressed concern "because of the topography of the area any development would be seen from many portions of the City and would have a potential for unsightly development." Then Planning Director David G. White disagreed and said that this was "one to the only sizeable sites in town that had the potential for commercial development." At the second reading of the zoning amendment the City Council accepted the Planning Commission recommendation to re-zone the easterly portion, approximately 31 acres, from medium and low density to medium density residential. The remaining 67 acres would be reconsidered two months from this date. The re-zoning of approximately 67 acres of the Zorzi property from General Business, Low Density, and Medium Density Residential to General Business was continued to October /28, 1987 when an Office Park designation was discussed, but due to the restrictive nature of the newly created district "Office Park" designation (commercial development, excluding most residential development), it was found not to be a desirable solution to the original request for re-zoning to General Business. The City Council voted to reject the Planning Commission recommendation as written, leaving the Sabin's Pasture area as one finds it today with a small triangle of LDR surrounded by MDR and GB. Current Zoning The latest, free version of Adobe Acrobat Reader is available HERE.  Montpelier Zoning & Subdivision Regulations, Adopted August 21, 2002, as amended through September 24, 2003 ~ 980 KB,  Also available by individual articles:
Design Control District Map, - 314 KB,
 The Montpelier Zoning & Subdivision Regulations are actually Article 15 of the City's Code of Ordinances. A paper copy of the ordinance can be purchased from the Department of Planning & Community Development for $10 and $1 for the map (doesn't include postage). For More Information
Updated April 27, 2006 |
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