Hillsborough Planning Board Meeting Summary - November 7, 2025

The Hillsborough Planning Board convened on November 7, 2025, to address routine administrative matters, a series of mandatory state legislative referrals modifying the local land use code, and updates on affordable housing standards. The board unanimously approved the October 16th minutes and moved through five Board of Alderman referrals, all of which were deemed non-discretionary and required to align the town's code with new state laws. While most items passed with favorable recommendations, several members expressed concerns regarding specific procedural clarifications and potential impacts on parking and traffic.

Consent Calendar

• Minutes Approval: Motion made by Alderman Clee and seconded by Mr. Green to approve the minutes from the October 16th, 2025 meeting.
  • Outcome: Approved. Mr. Hirsch abstained.

Public Comments & Testimony

• No Public Comments: The meeting proceeded without public testimony as no members of the public were present in the audience or online.

Discussion Items

• Review of Tentative Agenda (Proposals of Regional Impact):
  • Alderman Clee moved to declare no proposals of regional impact on the tentative agenda.
  • Alderman Hudson abstained from the vote due to the presence of Department of Public Works (DPW) items on the agenda.
  • Outcome: Motion passed.
• Board of Alderman Referral O-25-073 (Subdivision Exemptions):
  • Description: Amendment to extend project exemption periods from four years to seven years upon approval and extend substantial development windows from one year to three years.
  • Positions: Board members sought clarification on whether projects would be grandfathered from future state upgrades in health standards and sewage regulations. Staff confirmed that while most subdivision regulations are now frozen for seven years, regulations regarding regular sewage standards may still apply. Mr. Green expressed support for the grandfathering provisions.
  • Outcome: Mr. Green moved for a favorable recommendation; seconded by Mr. Hirsch. Motion passed.
• Board of Alderman Referral O-25-074 (Family Daycare Facilities):
  • Description: Changes to allow family daycare as a permitted use by right in residential zones, removing the requirement for zoning board hearings. Modifications include permitting on-site signage and removing parking requirements for drop-off/pickup.
  • Positions:
    • The board acknowledged that this change removes the ability for neighbors to voice concerns regarding traffic and safety during public hearings.
    • Staff confirmed that while variance/special exception processes are removed, the restriction against converting an entire home into a daycare (as opposed to an auxiliary use) remains intact.
    • Members noted the removal of parking requirements and sign restrictions (e.g., owner's name only) as mandated by state law.
  • Outcome: Mr. Green moved for a favorable recommendation; seconded by Mr. Hirsch. Motion passed.
• Board of Alderman Referral O-25-075 (On-Site Parking for Residential Uses):
  • Description: Amendment to set the maximum minimum parking requirement for residential uses to one space per unit. Specific discussion arose regarding a change from "22" to "2" maximum spaces for manufactured homes.
  • Positions:
    • The board expressed confusion over the change from a 22-unit parking matrix to a 2-unit limit for manufactured homes, with some members suspecting a potential typo or technical error versus a state mandate.
    • Staff clarified that the state legislature caps the minimum requirement at one space per unit to encourage density but did not explicitly set a maximum, though the current markup showed a 1.9 maximum still in effect for most multi-family units.
    • Mr. Green requested clarification on the "22 to 2" change for manufactured homes before proceeding.
  • Outcome: Motion passed with a request for further clarification on the specific parking matrix numbers for manufactured homes.
• Board of Alderman Referral O-25-076 (Accessory Dwelling Units - ADU):
  • Description: Amendments allowing ADU sizes up to 980 sq ft (or 1,200 sq ft within an existing footprint), expanding the definition of "dwelling unit," and removing requirements for curb cuts and exterior design compatibility.
  • Positions:
    • Staff explained that the 980 sq ft limit was a staff selection to provide a buffer above common 950 sq ft units.
    • Members raised concerns regarding the procedural impossibility of recording a deed covenant prior to building and the potential for owner displacement due to ADU sales (renters selling as a