September 26, 2023 | Hilary Grimes TOWN OF SUTTON Pillsbury Memorial Hall 93 Main Street Sutton Mills, NH 03221 PLANNING BOARD – Special Meeting Draft Meeting Minutes for Tuesday, September 26, 2023 at 7:00 p.m. Chair Pogust called the meeting to order at 7:00pm. He said there was a quorum and took the roll. ROLL: Glenn Pogust (Chair), David Hill, Roger Wells, Chuck Bolduc, Christine Fletcher, Kristin Angeli (alternate), Peter Stanley (Land Use Coordinator) ABSENT: Dane Headley, Jason Teaster, Peter Blakeman (alternate) ALSO PRESENT: Gerry Dellert, Harland Brown, Floyd and Jake Mindy, Marsha Rand, Sara Wilmot, Ann Gambino, Bob and Linda Preston, Greg and Kathy Gill, Lynn Wittman and Michele Coleman, Gene and Deb Schwartz, Dan Rahilly, Sue Esposito, Laurie Logue, Marilou Steblai, Kim Ortakales, Ric Werme, Mark Roskamp, Bonnie Hill and Donna Catanzaro, Matt Taylor (Central New Hampshire Regional Planning Commission) Chair Pogust explained that the Planning Board had invited Sutton citizens to meet that evening to give an overview of some changes to the village zoning rules that they thought would be beneficial for the town. He said that they were looking for feedback from citizens to make sure that what the Town was envisioning was something that the citizens would want. He began the presentation and began with a slide show (available for viewing on the Town’s website). The focus would be on Sutton Mills village in town. This is the first village overlay district the Planning Board is proposing to create; the other three village areas will be addressed later on. Chair Pogust emphasized that they don’t want to impose anything on the existing property owners. They simply want to allow different things within the villages in order to improve the village atmosphere and reach the goals in the master plan. If they keep the zoning as-is, this cannot happen. They would like to create opportunity for property owners in the Town, but the opportunities do not need to be taken advantage of. A new village zone (overlay district) is intended to keep the village character but will provide some flexible options for creative growth. There would be a village district ordinance and the delineation of a district overlay zone. The village would include about 102 acres (500’ from all the main roads) and the new village district rules are an option for those who would like to subdivide their property or use their property for something other than single-family housing. The proposed map was shown to the people in attendance. Chair Pogust noted that this was not a plan to overrun the village with development. Roger explained what the different colors on the map represented, including the flood plain, wetlands, and steep slopes. Chair Pogust said that there are spaces where cluster subdivisions can be built, and pointed out areas where a reuse of buildings could be made for residential or commercial use. If people don’t do anything with the buildings, they will fall apart and not be there anymore. Roger pointed out the area along route 114 where parcels could potentially be subdivided and development could be done. Chair Pogust said that the people who responded about the villages in the Master Plan survey (205 residents) wanted small restaurants, small professional offices, small retail, mixed uses (non-residential and residential), and senior housing. These were the items in the villages that were among the top desired uses of the land/properties. A conditional use permit could be used in the village district. Under the current zoning, nothing can be done in Sutton other than a single or duplex residential living unit without getting a special exception by the Zoning Board. The proposed rules for the villages would allow for certain things if owners apply for a conditional use permit that is approved by the Planning Board. There would be flexibility in the regulations to deal with certain aspects, including maintaining character. They are proposing smaller lots sizes (permitted), village-oriented setbacks (nothing is too close to the road but not too far from the road either, taking away the village character), and non-residential parking would be on side yards or in the driveway. Chair Pogust said if someone wanted to put something larger into the villages, they would have to go through the ZBA, which has the authority to decide if it would be allowed or not based on the laws applicable to the ZBA. Bonnie Hill asked what is the reasoning behind excluding motorized items in a repair shop? Chair Pogust said noise and size. He didn’t think that people in a village would want to listen to someone testing motors, for example. If that wasn’t a concern for people, this could be changed. Laurie Logue asked if people could incorporate a business on/in their existing home or does it have to be an outbuilding? Chair Pogust said that a business and home on the same lot would be considered mixed use. The new rules would allow for a business within an outbuilding. Roger said this is called “adaptive reuse.” Chuck Bolduc reminded everyone that the areas highlighted on the map are potential new development. They are not existing currently. Chair Pogust said there would be façade size limits, to keep in character with the adjoining properties. They would like to keep traditional roof lines and maintain the rural street-scape. He said that if these rules pass, current homeowners won’t have to change anything about their homes. Whatever exists now is fine. Kim Ortakales asked if using the current zoning makes it easy to change the use? It was noted that it was not. If they used these new rules, a review would need be done for proposals on use of property, but it would be more flexible (to use for commercial or residential). Chair Pogust said there are about 40 residential units in the village and the current zoning would allow maybe two more. The new rules would allow for potentially 20 new residential units, but that wouldn’t happen for many years. He anticipated there would be probably 10 more over the next 15-20 years. It would be a slow process. Roger pointed out some white buildings on the map. They represent examples of where new residential buildings could be built on Main Street. Chair Pogust said that the current owners of the properties shown have given permission to talk about this; they didn’t say these things were going to happen, but they are merely examples of what could fit in the spaces. Ric Werme asked what size lot is needed for a septic and leach field. Chair Pogust and Roger explained it depended on the property and that there were modern designs for septic that do not require a large lot, as was once needed. There is a 75’ radius around the well where the septic cannot be installed. The State would need to approve any septic design before the Town would approve a subdivision. Matt Taylor, Central Regional Planning Commission, said that in the next couple weeks, the soils in Sutton will be tested to see what could potentially be added in these areas. Peter Stanley said they dug a test pit beside the new parking lot across the road (from the Town Hall) as there was an issue with drainage. It was found that there was a layer of loam that had been added to the area that wouldn’t let the water through. The underlying material was well-draining soil. The solution was to remove the loam and the drainage issue went away. Roger showed two examples of possible subdivisions. There was discussion of how these kinds of subdivisions would be approved. It was stressed that before this type of change is incorporated into the ordinance, the voters in Sutton would have to pass it at Town Meeting. David Hill thanked Roger Wells for the time and talent he used to create the map to illustrate the ideas the Planning Board had. (Applause) Kim Ortakales said she was impressed and thought there were really good ideas. She asked if there had been interest from anyone who might want to have a business in Sutton, without these proposed changes. Chair Pogust said there had been some interest from time to time. Sutton has been seen as a town that doesn’t want business. The Town wants to be able to go out and talk to people to let them know that Sutton is a good place to look at for limited developement. He wasn’t referring to major development, but it is a good place to come because it is between Concord and the Upper Valley. Kathy Gill asked if any traffic studies had been done and what would the traffic on Main Street look like with more development or businesses. Currently, the traffic is horrible. Roger said in the site plan and subdivision regulations, standards to establish what is reasonable on the size of the roads they have will be used. Part of the problem on Main Street, he feels, is that there is not enough control on the speed. There are ways to solve this through design standards that are acceptable across the country. Gary Delert asked if each village area would be voted on individually, down the road. Chair Pogust said they would. The overlay district for each village will have to be adopted by the Planning Board, supported by the Select Board, and voted on at Town Meeting. Roger explained that the Town can only control the size of the lots allowed for building; the State approves the septic designs, and other forces control the cost of building materials. He feels that smaller homes on smaller lots will work in the villages and provide the look and feel of the communities they wish to maintain. Chair Pogust noted that the work done by the Central New Hampshire Regional Planning Commission is being paid for by a grant from the State of NH called “Invest NH.” This was a grant meant to research how better housing opportunities could be incorporated into the towns of New Hampshire. This project is costing the town nothing. (Applause) Laurie Logue thinks their ideas are great. She would like to see more businesses but wonders how they will survive due to the low population. Is there an incentive, tax-wise, to help business owners get on their feet? Chair Pogust said that this is a good idea that the Town should consider; there are incentives the Town can pass that the Planning Board would like to use but they are for certain instances. They would like to be able to offer even larger incentives but this will need to be addressed later. Senior housing is another thing the Planning Board would like to like to see in town. There is a lot to address but they need to do this slowly. Sara Wilmot wondered if there was a timeline for these changes to Sutton Mills and for the other villages. Roger said they need the Town to say “yes” to this idea. If the citizens really support it, it will give the incentive to try again in another village. The answer to this will come in March. Chair Pogust said that they can only do this once a year (at Town Meeting). They may be able to do two villages at a time, depending on the feedback and success from the first effort at the Sutton Mills village. Kim Ortakales shared that if they make things easier for businesses to come into town, others from other towns will come to patronize them. Residents in Sutton aren’t the only ones who will patronize the businesses that come into town. A citizen said that she recognizes there is a huge problem in Sutton with housing. She has heard that people won’t buy a house in Sutton because of the taxes. Will these changes improve the tax rate? Roger said this will take years, but it could happen. Chair Pogust said when there are more residences and businesses, the tax rate will be effected. Residences are not a negative impact on the tax rate, but commercial helps the most because they don’t require as many services. Chair Pogust said everything Planning Board is doing regarding the village districts will be based on what the people want. Roger said the presentation will be posted on the Town’s website and he encouraged those in attendance to share it with others who did not attend that evening. Chair Pogust encouraged people to reach out to him and the Planning Board. They are interested in what the people have to say. The meeting adjourned at 8:38pm. Respectfully submitted, Kristy Heath, Recording Secretary Town of Sutton