Hooksett Planning Board Meeting – December 17, 2025

The meeting was held informally (no formal call to order) and covered several zoning-related items including a proposed housekeeping amendment from Manchester Sand and Gravel, multiple amendments requested by John D. Batetto (age-restricted housing frontage, special exception, and conservation subdivisions), a proposal to reduce septic system setbacks, a discussion on prohibiting new self-storage facilities, and a request from property owners to rezone a parcel from commercial to residential. The board took no final votes but directed staff to prepare language for the January 5, 2026 planning board meeting; some items may appear on the 2026 town ballot.

Consent Calendar

• Approval of Minutes: Mike made a motion to approve the September 24 minutes, seconded by another member. The minutes were adopted by consensus.

Discussion Items

• Manchester Sand and Gravel Proposal (Housekeeping Amendment): A representative explained that Manchester Sand and Gravel is requesting a zoning map amendment on behalf of new landowners in the Mixed Use Five District. The amendment would eliminate the requirement for a full Planned Unit Development master plan for certain lots that were sold, simplifying future development. The proposal is scheduled for the planning board on January 5, 2026. Board members expressed agreement that the change is housekeeping.

• John D. Batetto’s Zoning Amendments:

  • Age-Restricted Housing Frontage: Batetto argued that the current requirement for age-restricted (55+) housing to be on a class five or better road (publicly maintained) is arbitrary and prevents development on well-maintained private roads, such as those in Granite Hill. He proposed removing the class-five requirement and instead requiring roads built to “blue book” standards with maintenance agreements. Board members supported the concept but wanted language to ensure emergency access. It was suggested that language from conservation subdivision rules could be borrowed.
  • Special Exception for 55+ Housing: Batetto noted that 55+ housing currently requires a special exception, which he called unnecessary since it is not a noxious use. He proposed removing that requirement while keeping it for elderly or handicapped housing. Board members expressed mixed views—some saw the special exception as a safeguard for access and services, but others felt it was an undue burden. No final decision; Grant and Batetto will work on language separating 55+ housing from more intensive uses.
  • Conservation Subdivision Minimum Acreage: Batetto questioned the 20‑acre minimum for conservation subdivisions, arguing that good design should be possible on smaller parcels (e.g., 10–18 acres). He also sought to allow detached single-family condominiums within conservation subdivisions via site plan instead of requiring individual lots. Board members noted the density calculation may not provide a bonus and could be a disincentive. They agreed to continue discussion and possibly bring proposals to a September workshop rather than rush to the 2026 ballot.
  • Timeline Note: Staff noted that the frontage amendment could be readied for the January 5 meeting, but other changes (special exception, conservation site plans) would be deferred to next year to avoid overloading the ballot.

• Alden Boschman – Septic System Setback Amendment: Boschman (a septic designer) requested reducing the town’s 25‑foot setback for leach fields from property lines to the state minimum of 10 feet, and 5 feet for septic tanks. He explained that the stricter local rule forces expensive alternative systems and inconsistent enforcement. The board agreed to adopt the state standard by reference rather than a specific numeric change, as it simplifies future updates and reduces confusion. Grant will draft language for the planning board.

• Self-Storage Prohibition: The board discussed prohibiting new self-storage facilities in the industrial district (which would leave no district where they are allowed). Members noted that the town appears oversaturated with storage units, and such uses are difficult to repurpose. Some suggested making them a special exception instead of outright prohibition. No action was taken; the issue may be brought to the planning board for further study.

• Tyler Edsel – Rezoning Request: Edsel and his wife, owners of 52 Kimball Drive, purchased the adjacent lot at 38 Kimball Drive (currently commercial) to protect their driveway and property. They seek to rezone the lot from commercial to residential to avoid their home being reclassified as commercial if merged. The board acknowledged the parcel’s limited commercial potential due to small frontage on Kimball Drive and its location within the TIF district, but agreed the request was reasonable. They recommended bringing it to the planning board on January 5 for a public hearing and possible ballot placement.

Key Outcomes

• The frontage amendment for age-restricted housing (removing class-five road requirement) will be prepared for the January 5 planning board meeting.
• The special exception and conservation subdivision changes will be deferred to a later workshop (likely September 2026) to avoid ballot overload.
• The septic setback amendment will be drafted to adopt state standards by reference and presented to the planning board on January 5.
• The self-storage prohibition discussion will continue; no immediate action.
• The Edsel rezoning request will be added to the January 5 planning board agenda as a public hearing.
• All proposed amendments that require voter approval will be considered for the March 2026 ballot, pending planning board recommendations.