Land Use Subcommittee Meeting - April 29, 2026

The Land Use Subcommittee of the Hooksett Planning Board met on April 29, 2026, starting without a quorum but proceeding with discussion. The meeting focused on proposed amendments to the conservation subdivision ordinance (Article 8), along with other zoning and regulatory topics. Key participants included John Di Boteto (developer) and Grant (town planner).

Public Comments & Testimony

• John Di Boteto, a developer with 30 years of experience in Hooksett, presented detailed concerns about the zoning ordinance not conforming to the town's master plan goals. He emphasized the need for workforce housing, specifically single-family detached homes affordable to blue-collar residents, which are currently not feasible under existing zoning. He cited the example of Granite Hill, where quarter-acre lots with sewer and water allowed affordable homes in the 1990s, but now the medium density residential district requires 32,670 sq ft and 150 ft frontage, making units cost $600,000–$800,000. He also noted that the conservation subdivision ordinance imposes a density penalty rather than a bonus, and that the requirement for frontage on a class-five road (interpreted as public road) prevents development on private roads built to town standards, such as those in Granite Hill.

Discussion Items

• Conservation Subdivision (Article 8) Amendments: The subcommittee discussed several issues: the frontage requirement (class-five road), density calculation (15% reduction plus subtraction of wetlands and steep slopes), and the special use permit criteria that simply point back to full compliance, making the permit meaningless. Grant suggested amending the conditional use permit standards to allow flexibility, such as referencing the goals of the article rather than strict compliance. He also proposed including DES jurisdictional wetlands in the conservation area calculation to achieve a density bonus, while ensuring usable open space (e.g., walking trails) is provided. John Di Boteto advocated for a design-based approach rather than formulaic calculations. The subcommittee agreed that Grant would draft proposals for the next meeting.
• Commercial/Industrial Zoning at Exits 10 and 11: Grant presented a recommendation from the Economic Development Advisory Committee (EDAC) to combine commercial and industrial zoning districts near highway exits. The discussion highlighted concerns about mixing industrial uses with existing retail (e.g., Target) and residential areas. Members favored a targeted approach, possibly for exit 11 (Hackett Hill Road area) but not exit 10 (more retail). The subcommittee decided to explore a new commercial-industrial zone limited to specific parcels.
• Conservation/Open Space Zone: Grant raised the idea of creating a conservation/open space district, prompted by the planning board's hesitation to rezone conserved land in Heads Pond. Members expressed skepticism, noting that existing conservation easements already protect the land and that a restrictive zone could raise constitutional issues. The item was tabled for further discussion at the planning board.
• Parking Standards for Fast Food Restaurants: Grant noted that current standards require one space per 30 sq ft for restaurants with drive-thrus and one per 60 sq ft without, which proved unworkable for a Jersey Mike's (1400 sq ft) needing 47 spaces. The planning board had to grant a waiver. Members suggested revising the standard to one space per 100 sq ft or basing it on customer seating area plus employee spaces. Grant will research and propose new standards.
• Change of Use Definition: Grant proposed a development regulation amendment to clarify when a site plan review is required. The current definition in the zoning ordinance covers changes that impact water, sewer, traffic, noise, parking, lighting, hours, or drainage. He suggested incorporating this definition into the development regulations and specifying that any change of use or intensification of the same use meeting those criteria triggers site plan review; otherwise, it is an administrative occupancy review. The subcommittee supported this approach and will bring it to the planning board.
• Low Density Residential District Setbacks: Grant noted that the ordinance lacks a corner lot side setback provision. Members agreed this is a housekeeping issue that should be addressed in a future warrant article.
• State Legislative Update: Grant reported that House Bill 1010, which would have required towns to accommodate multifamily housing in commercial zones, is being revised with input from planners. The housing champions repeal bill passed the House but may face a veto. The subcommittee discussed the general lack of state funding for housing programs.

Key Outcomes

• Grant will draft amendments to the conservation subdivision ordinance, including revised conditional use permit criteria and density calculation, for the next subcommittee meeting.
• The subcommittee will explore a targeted commercial-industrial zone for exit 11, with a list of eligible parcels to be presented at a future meeting.
• Grant will research and propose revised parking standards for fast food restaurants, considering alternative metrics like customer seating area.
• A development regulation amendment clarifying change of use and site plan review will be prepared for the planning board's consideration.
• The corner lot setback issue in the low density residential district will be brought to the planning board for a future warrant article.
• No votes were taken as the subcommittee operates in an advisory capacity.