Town of Bradford
Planning Board
November 23, 2010
7:00pm
Call to Order and Roll Call:
Marcia Keller, Chair called the meeting to order at 7:32pm with Bill Glennie, Phil LaMoreaux, Sonny Harris and Marge Cilley, Secretary present. Harry Wright, Selectmen Representative arrived at 8:43pm. Absent were Barbara Vannata, Barry Wheeler, Jim Bibbo and John Greenwood, Alternates.
Review and Consideration of October 26, 2010 minutes:
Motion was made by Phil LaMoreaux to approve the minutes as presented. Sonny Harris seconded. Motion carried 4-0.
To Do Folder:
Copies of letters having been mailed were reviewed.
Planning Board Budget was re-checked.
Zoning Amendments Proposed:
The screen projector was used for the convenience of the board to read and discuss the previous Zoning Amendments Proposed. Bill Glennie made the necessary adjustments on his computer and will forward to the Secretary via e-mail for posting.
The updated and completed Zoning Amendments Proposed as to be posted follows:
The Planning Board will hold a Public Hearing at 7 PM on Tuesday December 14 on five proposed amendments to the Zoning Ordinance which were updated tonight.
1. A Workforce Housing section in response to a new state mandate (RSA 674:58-61) to provide reasonable and realistic opportunities for the development of housing to allow families to live in the town where they work. The proposed ordinance would allow the Planning Board to approve one or more incentives (smaller lot sizes (thus a density bonus), reduced setbacks and/ or reduced road frontage) only if the applicant demonstrates that the current regulations would make the cost of a project cost prohibitive for families who meet the guidelines, currently a price of approximately $215,000. A family of four earning less than $74,000 would qualify. An assurance of continued affordability would be required for any approved project.
To meet the state requirement, workforce housing would be allowed in all zoning districts except conservation. Property owners are not “forced” to do anything and lose no rights. All underlying zoning regulations and environmental protection remain in place. A local Workforce Housing ordinance is necessary for Bradford to retain control over where and how such development occurs. Without this ordinance, a case could be made that our town has illegal exclusionary zoning under the new state law and a builder could ask a judge for remedy, taking town guidance out of the picture.
2. Revise the definition of buildable acre to read: Buildable Land – For the purposes of calculating the minimum lot size each lot shall contain a minimum of 1 contiguous acre of land, exclusive of wetlands, steep slopes, and floodplains. In all zoning districts, strike the word buildable from the each statement “per 2 (or 5) buildable acres.” Add “each lot shall have a minimum of one (1) acre of buildable land.”
3. Add a definition: Enlarge means to increase in any dimension – length, width, height, overall area or occupied floor area.
4. Exempt specific lots from the requirements of RSA 674:41 II-a, which requires frontage on a class V road. The lots are Map 19, lots 39-47, Map 20, Lots 1-14, and Map 23, Lot 29. These are lots served only by the East Shore Footpath or located on the three islands in Lake Massasecum. These lots will be governed by the Bradford Zoning Ordinance and the NH Shoreland Protection Act. Prior to issuance of any building permit for these lots, an acknowledgement of the limits of municipal liability shall be recorded in the county registry of deeds.
5. Amend the Wireless Communication Ordinance to exempt towers less than 35 feet from the ordinance, to expand the protective radius for regulated towers from 50 to 150 feet and permit them by special exception in all districts of the town.
Bill Glennie will make the necessary adjustments that were discussed by the board on the proposed amendments and forward to the Secretary for posting.
Motion was made by Phil LaMoreaux to not change the Wireless Amendment.
Phil withdrew his motion. It was stated that it will be posted as is, then see what the input is from the public at the Hearing.
The total Zoning Amendments Proposed will be posted and in the November 30, 2010 Intertown Record.
Meeting Adjourned 9:20pm
Respectfully submitted,
Marjorie R. Cilley
Secretary