Hooksett Planning Board Annual Workshop - September 28, 2026

The Hooksett Planning Board convened on Monday, September 28, 2026, at approximately 6:00 PM for its annual workshop to discuss proposed zoning ordinance amendments, state law alignment, and future planning priorities. The meeting was not a public hearing, so no votes were taken. Five board members were present: Paul Scarpetti, Chris Stelmack, Mike Summers, Jared Williams, and Yuri (alternate). Staff planners Avery and James presented a staff report covering statutory required changes, carryovers from previous warrant articles, and additional recommendations.

Discussion Items

• Multifamily Residential in Commercial Zones (RSA 674:80): The board debated allowing multifamily residential by right in commercial and performance zones as mandated by state law. Members expressed concern about compatibility with industrial areas (e.g., Route 28 Bypass) and proposed requiring 100% ground-floor commercial use, maintaining commercial architectural standards, and applying existing 50-foot setback buffers. The board directed staff to draft language incorporating these criteria and to seek legal counsel on whether the performance zone is considered a commercial base zone.
• Innovative Housing Structures (Yurts, Tiny Houses): Discussion focused on whether to explicitly prohibit such structures. Concerns included tax implications, building code compliance, and potential campground-like developments. The board favored clarifying the definition of “dwelling unit” to exclude yurts and tiny houses on wheels, and agreed to first ask town counsel if silence would offer legal protection.
• Dead-End Roads and Fire Code Alignment: The state requires alignment with NFPA fire codes for dead-end road length and unit counts. Members noted conflicting standards and potential impacts on parking and emergency access. The board decided to consult the Fire Chief for input on NFPA implications and to consider requiring future right-of-way connections in development regulations.
• Accessory Dwelling Units (ADUs): The board reviewed proposed changes to Article 27 of the zoning ordinance. Key decisions included: (1) increasing the maximum ADU size from 750 to 950 square feet (gross, excluding garages); (2) removing the 30% cap tied to the primary dwelling; (3) updating the definition to include detached ADUs; (4) revising the measurement from “habitable area” to gross square footage. The board expressed support for these changes and directed staff to draft updated language.
• Child Care Centers (State Alignment): The state now requires commercial child care centers to be allowed by right on commercially zoned land. The board viewed this as a positive change that also clarifies small home-based daycares (limited to 30 children). Members agreed this could be bundled with other alignment-only amendments into a single warrant article.
• Seven-Year Vesting Period: The board noted that state law grants a seven-year vesting period for subdivisions unless the town defines “active and substantial development.” The current definition in the development regulations (requiring roadways, utilities, drainage, and erosion controls) was considered vague. The board agreed to refine this definition to require all site civil work completed and at least one foundation in the ground, similar to a model used in Londonderry.
• Multifamily Definition (24-Unit Cap): The existing zoning defines multifamily as 3–24 units per building. The board discussed moving the unit cap from the definition to the zoning regulations to avoid conflict with state law and to allow flexibility. They agreed to study appropriate caps (e.g., 48 units with elevators) in the context of future housing needs.
• ZBA 2027 Ordinance Change Suggestions: A recommendation from the Land Use Subcommittee (Ann Stelmack) to remove special exception requirements for elderly housing in MDR and HDR zones sparked debate. Some members favored retaining the cumulative criteria as a protective measure; others saw no strong opinion. The board decided to seek further input from the subcommittee before proceeding.
• Master Plan Committee: The board discussed initiating the process for the 2030 Master Plan, noting the previous plan took 3–4 years. They agreed to schedule a topic discussion at the next meeting and to consider public listening sessions similar to those held at Cole School.
• Other Business: Staff reported that an amended site plan and impact fee discussion for 2 College Park Drive may appear on the next agenda. Also noted: Tebow’s has purchased the former Plazzi Corp site on Hackett Hill for a 300,000 sq ft manufacturing facility; a restaurant boat (barge) has been brought to a farm stand property, but no formal plans have been submitted.

Key Outcomes

• Staff will draft warrant article language for the first-floor commercial requirement, commercial design standards, and buffer consistency for multifamily in commercial zones, and will consult town counsel on performance zone classification.
• Staff will prepare ADU amendments (size increase to 950 sq ft, definition changes, detached ADU allowance) for board review.
• The Fire Chief will be consulted on dead-end road fire code impacts and NFPA standards.
• The definition of “active and substantial development” will be revised to require all civil site work and one foundation installed.
• A unified warrant article for alignment-only changes (child care centers, ADU definition, etc.) will be considered, with the complex multifamily item kept separate.
• The Master Plan committee will be discussed at the next meeting (planned for October 5, 2026).
• No votes were taken; all items remain in discussion stage.