TOWN OF BRADFORD
PLANNING BOARD
JULY 28, 2009
7:00PM
Call to Order and Roll Call:
Marcia Keller, Acting Chair opened the meeting at 7:00pm with Barry Wheeler, Barbara Vannata, Sonny Harris, Bill Glennie, present as well as Jim Bibbo and Jane Johnsen, Alternates present. Marge Cilley, Secretary arrived at 7:25pm. Phil LaMoreaux absent.
Review and Consideration of June 23, 2009 minutes:
Motion was made to accept the minutes by Barbara Vannata. Barry Wheeler seconded. Motion carried 5-0.
Marcia Keller asked the board members to stay after the presentation to cover a few additional subjects.
Marcia Keller, Acting Chair introduced Ben Frost from Community Technical Assistance who gave a presentation on Affordable Housing, discussing the ins and outs of the New Affordable Housing Legislation and what it means for New Hampshire communities, both legally and conceptually.
At this time, Ben Frost introduced his colleague, George Regan. Also in attendance was Vanessa Bitterman from the Planning Commission.
Marcia Keller suggested the audience introduce themselves and where they are from. Several Warner residents were in attendance, as well as a few from Bradford. At this time, Ben Frost handed out some printed material for everyone. One was “Homes for New Hampshire’s Future” and “Workforce Housing Law, Chapter 299, Laws of 2008(SB 342). This explains An Act establishing a mechanism for expediting relief from municipal actions which deny, impede, or delay qualified proposals for workforce housing. This information sheet gives the language of the Law as Adopted followed by an explanation.
George Regan discussed New Hampshire Housing which was established in 1981, by State Legislature. New Hampshire Housing is completely self funded, and generally get the funding from tax exempt bonds. These funds fund programs for single family, or first time home buyers programs, which have been between 1300 and 1500 homes this year. Also multi family housing developments are done. They do not actually build them, but help finance them through out the state for low and moderate income families as well as the elderly. Also available is on line education that helps with financial planning, a goal program for those who are career oriented, as well as a home buyer program.
Housing research as well as technical assistance is also done by New Hampshire Housing. New Hampshire Workforce Housing web site is: Workforce Housing NH.com. and is informational regarding Workforce Housing, Zoning and Economic Development. Two pieces of legislation that were passed last year were: HB 1259 which established Housing Commission and the other was HB 342 which is a Work Force Housing Statute, and will become effective in January 2010.
This legislation helps local municipalities establish Housing Commissions.
Questions and answers were forthcoming throughout the workshop.
Bradford encompasses 22,000 acres, all residential zoned and at least 11,001 can be considered for the development of work force housing, which is something over 50%.
Work Force Housing was discussed with different municipalities being used to point out their needs and decisions and how it has worked for them.
HUD non Metro area income based housing for a family of 4 is $74,900. A rental for a family of 3 was quoted at $40,450. This would encompass Merrimack County. There is no way to calculate the medium income for Bradford, and the data is not there.
Affordable housing was discussed at $224,000 which includes principal, interest, taxes and insurance for owning and a rental figure is $1010 plus utilities. No family should be spending more than 30% of its income on housing.
Elderly housing is not the same as Work Force Housing.
At this time, Ben Frost went over the Statue 299.1 which is a 9 page informational sheet containing language and explanation of Workforce Housing Law. (See attached sheets)
Being worked on currently and should be ready in October is: 1. Collective Impact and how do you figure it out, and 2. Economic Viability and how do you deal with it.
Reasonable and Realistic Opportunity is up to the town to meet the obligation and Ben Frost urges towns to use the tools already in place such as Zoning Ordinance, and work with them rather than an elaborate new set of standards. A good starting point would be the Cluster Division as well as Accessory Dwelling units.
Four towns were suggested as models and perhaps Bradford could get helpful information from them. These towns include New London, Hollis, Amherst and Newport. Areas not having water or sewer can still have affordable housing built including higher density or multi family development. Community septic systems and community wells can be utilized.
Process includes:
1. Proposals – Town voted in
2. Developer – within area proposed for work force housing.
3. Certification from developer
4. View economic visibility.
5. Cost implications
6. Talk with the developer
7. Developer gives analysis
8. What qualifications does Planning Board have. – Hire expert to come up with requirements.
9. Accelerated appeals (6 months) Time is money and a builder cannot pass costs on to the end renter or buyer.
10.Impasse – Court will step in. Effective date was set for July 1, 2009. Has now been Extended to January 1, 2010.
Marcia Keller questioned are we looking to amend our Zoning Ordinance to create a Work Force Housing zone or inclusion it, or just be sure our Ordinances don’t discourage it. Also, if we are presented with a Work Force Housing project, where in our regulations, subdivision, site plan or the zoning do we address the long term affordability?
Ben Frost advised that the long term affordability can be dealt with in the subdivision and site plan regulations. In regard to the Zoning Ordinance, Ben Frost advised that would be up to the board to make the decision, whether they have a discrete zone or a floating zone. It would not need to be called Work Force Housing, as long as your standards for the zoning ordinance allow for a developer to build economically viable work force housing.
Discussion, questions and answers ensued.
The Planning Board thanked everyone for their input in the workshop.
Marcia Keller, Acting Chair brought up the Selectmen’s motion at their July 20, 2009 meeting to sign off on DPX2 as being complete even though the Planning Board has discussed the trees and shrubs that are still missing from their signed plan as well as some security lighting being in non- compliance.
Motion was made by Bill Glennie that the Planning Board forward a strongly worded letter to the Selectmen insisting that the enforcement of the Site Plan provisions be continued on DPX2, Map 3, Lot 52. Seconded by Sonny Harris. Motion carried 6-0.
In response to Clark Roberge’s telephone call, when Phase II is ready to be worked on for the Lumber Barn large sign, they should appear before the planning board.
Marcia Keller, Acting Chair mentioned the Public Hearing the Selectmen will be holding on August 11, 2009 at the Town Hall at 6:00pm regarding TIF – Sidewalks.
The COPS Hiring Recovery Program (CHRP) Grant Application is in limbo at this time. It has not been selected but has not been denied, but is in a pending status. If this were to pass, the grant pays the salary for a full time Policeman for 3 years with the town being responsible for the 4th year.
Meeting adjourned at 9:30pm
Respectfully submitted,
Marjorie R. Cilley
Secretary